Earsham Street, Bungay, Suffolk, NR35

A beautifully restored Grade II listed residence of exceptional character, Waveney House enjoys an enviable riverside setting just moments from the heart of Bungay. Set within approximately 0.5 acres (STMS) of enchanting gardens, with the River Waveney flowing through the grounds, the property combines historic elegance, exemplary craftsmanship and an outstanding quality of life.

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GROUND FLOOR

- Porch entrance
- Connecting hallways
- Sitting room
- Dining room
- Kitchen/breakfast room
- Utility room
- Study
- WC
- Cellar
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FIRST FLOOR

- Bedroom with en suite shower room
- 3 further bedrooms (one currently used as a dressing room)
- Bathroom
- Shower room
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SECOND FLOOR

- 2 bedrooms
- Jack & Jill bathroom
- Walk-in attic room
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OUTSIDE

- Landscaped gardens & grounds extending to approx. 0.5 acres (stms)
- River frontage
- Walled garden
- Patio
- Boat house with seating area
- Garage
- Storage
- Electric gated entrance
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ADDITIONAL FEATURES

Utilities

- Water supply: mains
- Electricity: mains
- Gas: mains
- Heating: Boilers – installed 2017
- Drainage: mains *see agents note
- Broadband connection: FTTP
- Parking: Garage & off-road parking
- EV Charger: No

Rights and Restrictions

- Private rights of way: No
- Public rights of way: Yes (river)
- Listed Property: Yes
- Restrictions: Yes
- Easements: Yes
- Conservation area: Yes

Risks

- Flooded in last 5 years: No
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TENURE & LAND REGISTRY

Freehold: SK123455
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LOCAL AUTHORITY

East Suffolk Council, Band: G
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HISTORIC ENGLAND

Waveney House - Grade II listed 1234582

Wall of Garden (east) – Grade II listed 1234655
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A HOUSE STEEPED IN HISTORY

Believed to have been built in the early 17th century, Waveney House is among Bungay's finest surviving period residences, standing proudly on Earsham Street for over four centuries. The house retains much of its original Jacobean fabric, including substantial timber beams, impressive chimney stacks and ancient roof trusses, reflecting the craftsmanship of its earliest builders. Acquired by the Scott family in 1811, the property underwent an extensive restoration in the 1820s, sympathetically transforming its appearance with the elegant Georgian façade seen today while preserving the remarkable character of the original house.

During the early to mid-20th century, Waveney House became the home of the respected Sprake family, including Percy Jeans Sprake, a distinguished local solicitor and Town Reeve whose family played a prominent role in the civic and professional life of Bungay.

Adding further to its fascinating history, Waveney House was historically linked to the adjoining property, The Hollies, by an 18th-century two-storey brick and tiled wing. Although today recognised as separate residences, the two properties were once interconnected internally by an upper-floor doorway and a scullery leading to the back stairs. The Hollies traditionally accommodated the household servants, who worked within Waveney House, providing a glimpse into the organisation of a substantial period home. Together with the adjoining historic river bridge and neighbouring heritage buildings, the properties form part of an important architectural group recognised for its contribution to Bungay's historic townscape.

Today, this Grade II listed residence represents a rare blend of architectural evolution, social history and enduring character. Its remarkable fabric, distinguished former occupants and surviving historic connections combine to create one of Bungay's most significant and captivating homes, offering a unique opportunity to own a property that has been at the heart of the town's heritage for more than 400 years.
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DESCRIPTION

There are few houses that so effortlessly combine architectural significance, exceptional craftsmanship and an extraordinary setting. Occupying one of Bungay's most coveted positions, Waveney House is a beautifully restored Grade II listed residence where the River Waveney meanders through the gardens, uninterrupted countryside stretches beyond, and the town's celebrated independent shops, cafés and restaurants are just a gentle stroll away.

Originally dating from the 17th century and later reimagined behind an elegant Georgian façade, Waveney House has been meticulously restored to create a home that respects its heritage whilst embracing contemporary living. Every element of the extensive renovation, undertaken in 2017, was approached with remarkable attention to detail; from the unseen infrastructure upgrades to the bespoke cabinetry, luxurious finishes and discreet technology that now sit comfortably within the historic fabric of the building.

This is not simply a period house that has been modernised. It is a home where centuries of history remain evident in every flagstone floor, inglenook fireplace, shuttered window and original architectural detail, yet one where underfloor heating, bespoke joinery and exceptional craftsmanship provide effortless comfort for modern life.

The accommodation unfolds with quiet elegance. A welcoming reception hall, complete with original flagstones and access to a dry cellar, introduces the character that continues throughout. The study enjoys peaceful views across the gardens towards the river, creating an inspiring place to work, while the dining room centres around a magnificent inglenook fireplace with Clearview stove, providing a wonderfully atmospheric setting for family gatherings and entertaining.

The drawing room is classically proportioned and rich in period detail, with original shutters and fireplace creating a room of timeless elegance. Calm refined and beautifully balanced, it is equally suited to intimate evenings or larger occasions.

At the heart of the home lies an exceptional bespoke kitchen, handcrafted by renowned local cabinetmakers Grahame Bolton of Bungay. Designed as both a statement and a workspace, it combines elegant granite surfaces with an outstanding range of integrated appliances including steam and combination ovens, warming drawers, induction cooking, wine refrigeration, filtered water and extensive storage. Underfloor heating and French doors opening directly onto the terrace ensure the kitchen functions as the natural hub of the house throughout every season, complemented by an equally well-appointed utility room.

The bedroom accommodation has been thoughtfully arranged to provide an exceptional balance of flexibility and privacy. The principal suite occupies a commanding position overlooking the grounds and features bespoke fitted furniture and a dedicated dressing room. Bedroom 2 benefits from a luxurious adjoining en suite, while three further bedrooms are arranged across the first and second floors, served by beautifully appointed bath and shower rooms, all with underfloor heating. A substantial walk-in attic provides valuable additional storage.
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OUTSIDE

Approached through electric gates, Waveney House sits within approximately half an acre of beautifully enclosed gardens, framed by handsome original brick walls that create complete privacy. Mature specimen trees established planting and sweeping lawns provide an ever-changing backdrop throughout the seasons, whilst the gentle flow of the River Waveney through the centre of the grounds transforms the landscape into something altogether more special.

A picturesque footbridge beneath a magnificent weeping willow connects the gardens, creating one of the property's defining moments. Private fishing rights, together with direct river access for canoes and kayaks, offer an increasingly rare opportunity to enjoy the water from your own garden. Whether enjoying breakfast on the terrace, evening drinks beneath the timber-framed boat house or simply watching wildlife along the riverbank, the grounds possess an unmistakable sense of peace.

Practicality has not been overlooked. The gravel driveway provides parking for numerous vehicles, while a garage with adjoining storage, and patio areas complete the estate.

The land to the rear of the property lies within a flood plain and, as such, is not expected to be developed, providing an attractive open aspect beyond the garden.

The surrounding land is used by the renowned Fenn Farm, which operates on both sides of Earsham Street. The distinctive willow trees bordering the rear of the property are cultivated for use in the manufacture of cricket bats.

The property also benefits from private rear access onto Earsham Street via a charming metal garden gate to the rear of the property. This leads to a five-bar gate owned by Fenn Farm, for which the four neighbouring houses each have a key, providing convenient shared access.
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SITUATION

This property sits in an enviable location within the historic Waveney Valley market town of Bungay. The town is bustling with an excellent range of shopping facilities, including a renowned delicatessen, fishmonger, greengrocer and florist, alongside a variety of lifestyle shops, cafés and restaurants. Bungay also offers good leisure facilities, primary and secondary education, and a wealth of delightful walks through the surrounding Waveney Valley countryside.

Culture and entertainment are also close at hand, with the historic Fisher Theatre within walking distance of the property, offering an attractive programme of live performances and events throughout the year.

Bungay hosts four vibrant annual street markets, along with the much-loved Black Dog Festival, bringing colour, culture and a strong sense of community to the town’s calendar. Outdoor enthusiasts are particularly well catered for, with historic Outney Meadow offering a private golf course within easy walking distance of the town centre. Beyond golf, the meadow provides a peaceful network of walking paths, perfect for a leisurely stroll, with or without a dog.

The area is rich in scenic walks, with numerous trails in and around the town. At its heart lies the historic Bungay Castle, originally built in 1103. Though now in ruins, the castle remains a striking and atmospheric landmark, offering a glimpse into the town’s medieval past.

Bungay enjoys an enviable position between the medieval city of Norwich and the charming seaside town of Southwold, with its unspoilt coastline—offering residents the perfect balance of city sophistication and coastal escape.

The nearby Georgian market town of Beccles provides excellent day to day shopping, leisure facilities and schools and has a railway station with services to Lowestoft and Ipswich with onwards connections to London, Liverpool Street. The market is on Fridays.

The Cathedral City of Norwich is about 15 miles to the northwest and is renowned for its vibrant city life with a thriving business community, a wide variety of cultural and leisure pursuits and is regarded as the regions centre for shopping. There are numerous cafes and restaurants and a permanent open market in the heart of the City. There is a mainline railway station with regular intercity connections to London (Liverpool Street). The same mainline train can also be reached at Diss, about 18 miles.
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DRIVING DISTANCES (approx.)

- Beccles: 6.5 miles
- Norwich: 15 miles
- Southwold: 16.5 miles
- Diss: 18 miles
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WHAT3WORDS

We highly recommend the use of the what3words website/app. This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words.

budget.masks.inch
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AGENTS NOTE

As the River Waveney runs through the grounds of the property, we kindly ask that you exercise extra caution during your viewing.
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IMPORTANT NOTICE

1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on.

3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale.

4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained.

5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property.

6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

7. Note to potential purchasers who intend to view the property; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson-Stops.
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DATE DETAILS PRODUCED

August 2026