Ivy Grange Farm, Westhall, Musker McIntyre is privileged to offer this incredible opportunity to purchase a truly special property, together with a Yurt holiday let/glamping business. The beautiful and bespoke character farmhouse dates from the 17th Century and offers vast and versatile living spaces presented in immaculate condition throughout, full of character Accommodationfeatures with great comprises attention briefly: to detail.- The five-acre plot (STS) occupies an enviable rural position, surrounded by •fields in Entranceall directions. hallway The current owners run a successful •Yurt & Kitchen/breakfast Shepherd’s Hut holiday room let business with four • Study/home office with private entrance yurts, shepherds hut, a multitude of outbuildings and a • Dining room •renovated Sitting 17th room century barn. The house and grounds are •set in a Conservatorytranquil, country setting amidst beautiful grounds •and gardens. Master bedroom • En-suite shower room • Two further double bedrooms Accommodation comprises briefly: • Family bathroom •• Entrance Large, Hall private driveway •• Sitting ExtensiveRoom lawned gardens with patio •• Kitchen/Dining/Snug Two outbuildings Area • Scope for garage/cart lodge if desired •• Utility SolarRoom panels providing heating & hot water • Ground-Floor Bedroom with Ensuite • Master Bedroom with Dressing Area & Ensuite • Two Further Double Bedrooms • Bathroom • External Boiler Room & Store Room • Stunning Character Features • Gravelled Drive with Double Garage & Parking • Sprawling Gardens & Rear Courtyard • Land with Four Yurts & Shepherds Hut • Barn Providing Games Room & Guest Facilities • Plot of 5 Acres (STS) Musker McIntyre is privileged to offer this incredible opportunity to purchase a truly special property, together Ivy Grange Farm, Westhall with a Yurt holiday let/glamping business. The beautiful and bespoke character farmhouse dates from the 17th Century and offers vast and versatile living spaces presented in immaculate condition throughout, full of character Accommodationfeatures with great comprises attention briefly: to detail.- The five-acre plot (STS) occupies an enviable rural position, surrounded by •fields in Entranceall directions. hallway The current owners run a successful •Yurt & Kitchen/breakfast Shepherd’s Hut holiday room let business with four • Study/home office with private entrance yurts, shepherds hut, a multitude of outbuildings and a • Dining room •renovated Sitting 17th room century barn. The house and grounds are •set in a Conservatorytranquil, country setting amidst beautiful grounds •and gardens. Master bedroom • En-suite shower room • Two further double bedrooms Accommodation comprises briefly: • Family bathroom •• Entrance Large, Hall private driveway •• Sitting ExtensiveRoom lawned gardens with patio •• Kitchen/Dining/Snug Two outbuildings Area • Scope for garage/cart lodge if desired •• Utility SolarRoom panels providing heating & hot water • Ground-Floor Bedroom with Ensuite • Master Bedroom with Dressing Area & Ensuite • Two Further Double Bedrooms • Bathroom The Property In the ten years of current ownership, the farmhouse has seen extensive and sympathetic improvement and the result is a • External Boiler Room & Store Room property that offers a perfect blend of character, charm and practicality; boasting impressive exposed beams and timbers • Stunning Character Features flowing throughout the property. The ground floor offers two large expanses of living space all with character features and • Gravelled Drive with Double Garage & Parking a wood burner in each room; a spacious sitting room which also gives access to a double bedroom and ensuite, ideal for • Sprawling Gardens & Rear Courtyard guests. The spacious kitchen/dining/living area forms the hub of the home with access to a terrace running along the rear of the house. As you climb the stairs, the landing transforms into a light and airy study space with vaulted ceiling (could • Land with Four Yurts & Shepherds Hut convert to a 5th bedroom). The striking master suite has vaulted ceilings, complete with dressing area and bespoke ensuite • Barn Providing Games Room & Guest Facilities shower room. Two further double bedrooms and family bathroom complete the first-floor accommodation. To complement • Plot of 5 Acres (STS) and further improve the outstanding level of work gone into the farmhouse, solar panels and a biomass heating system have been installed to improve efficiency and are extremely economically friendly.

Gardens and Grounds A five-bar gate swings open on to the long gravelled driveway, with the farmhouse sitting directly and proudly in front of you. A large pond sits by the double garage, brick stable building and timber-clad garden store, where access to the land and barn can also be found. A traditional moat is found to the side of the house and has been used as a ‘natural swimming pool’. The house and its attractive gardens occupy roughly a third of the plot, which is also home to a greenhouse, vegetable plot, fruit cage and orchard. Behind the house is an East-facing courtyard, with impressive views over the fields beyond. From here, access to an external boiler room and storeroom with outside showers can be found. Separate gated access to the land can be obtained from the lane with plenty of hard standing parking. The four Yurts and Shepherd’s hut are attractively positioned in the 3-acre meadow with plenty of privacy and a wooded copse at the end of the meadow. Each Yurt sits atop a raised decking area and provides a unique and popular experience for guests to enjoy the great British countryside. Close by is a huge barn, dating from the 17th Century, renovated and converted into a large games room/recreational space for visitors. The rear of the barn provides a communal utility space, shower rooms and WCs, while across the gravel courtyard is a covered ‘safari kitchen’ area. There are various other outbuildings too. This impressive and suc- cessful setup has generated a turnover for the current owners of approximately £50,000 a year, with the attraction of “glamping” and “stay-cations” becoming ever more popular every year. Please ask for further details.

Location Westhall is a small rural village that is immensensly proud of its community run pub, which one day hopes to offer a small village store from within. The nearby town of Halesworth provides many independent shops, a good range of schools, public houses, restaurants, doctors, vets and a supermarket. It has a thriving centre of arts for the community called ‘The Cut’ which is used as a theatre, cinema, exhibitions and workshops. There is a train station at Brampton (2 miles away) and also Halesworth with services to London Liverpool Street via . The unspoilt heritage coastline of Suffolk with the lovely beaches of and are a twenty minute drive away.

Fixtures and Fittings All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Services Biomass heating system. Solar panels. Mains water and electricity connected. Private drainage. Double glazed throughout. 7000 litre rainwater harvester. Energy Rating: D

Tenure Vacant possession of the freehold will be given upon completion.

Local Authority East Suffolk District Council Tax Band: E Postcode: IP19 8RN

Agents Note The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether spe- cifically mentioned or not.

To arrange a viewing, please call 01986 888205

Offices throughout Norfolk & Suffolk: HALESWORTH OFFICE www.muskermcintyre.co.uk 15A Thoroughfare Norwich City Centre 01603 859343 Halesworth Diss 01379 644822 Suffolk 01986 888160 IP19 8AH 01502 710180 Important Note: The floor plan is not to scale and is only intended as a guide to the layout. For clarification we wish to inform prospective purchasers that we have prepared these sales particulars as a general Loddon 01508 521110 guide. We have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Furthermore NB:1. All dimensions are measured electronically and are for guidance only. 2. Descriptions Tel. 01986 888205 of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. 3. Information regarding tenure, length of lease, ground Harleston 01379 882535 rent and service charges is provided by the seller. These details do not form any part of any contract. Items included in a sale (curtains, carpets etc) are for you and your solicitor to agree with the seller. [email protected]