DETACHED HOUSE SET IN A SOUGHT AFTER POSITION CLOSE TO THE RIVER STOUR Brook House, Lower Holbrook, Ipswich, IP9 2RJ Freehold Walks directly from the house to the banks of the Stour Estuary Brook House, Lower Holbrook, Ipswich, IP9 2RJ Freehold 5 bedrooms ◆ 2 bath/shower rooms (1 en suite requiring fitting out) ◆ 3/2 reception rooms ◆ kitchen/breakfast room & utility ◆ potential for 2 further bedrooms ◆ mature garden ◆ range of outbuildings ◆ about 0.65 acre ◆ EPC rating = D Situation Distances Ipswich (7 miles), Manningtree (9 miles), Colchester (19 miles) London’s Liverpool Street Station from 65, 60 and 50 minutes respectively Brook House is positioned in the attractive village of Lower Holbrook, a sought after part of the Shotley peninsula which is south of Ipswich. The house is set back from a quiet road, within five minutes walk of the Stour estuary and close to moorings in Holbrook Creek. The nearby larger village of Holbrook offers good daily facilities with a primary and secondary schools, pubs a doctor's surgery and shops. The well known centre at Pin Mill is approximately four and a half miles away on the estuary of the River Orwell and further water sports are located at Alton Water which neighbours the village, Royal Harwich Yacht Club 3 miles away and moorings in Holbrook Creek. Private schooling is well catered for with Ipswich High School at Woolverstone 3 miles away and the Royal Hospital School on the outskirts of Holbrook itself. The commuter can take advantage of both Manningtree, approximately a 15 minute drive away, and Ipswich main line stations, the journeys taking 60 and 65 minutes respectively to London’s Liverpool Street Station. Description Brook House is constructed of brick and rendered under a pitched Welsh slate roof. The current owners have undertaken an extension and refurbishment project during 2017/18 which includes a new roof, electrics and all windows being replaced. The ground floor accommodation now offers a light and airy kitchen/breakfast room with bespoke wooden base and wall mounted units with a marble worktop. Bi-fold doors lead out to the south-facing terrace and garden. The sitting room has a wooden floor and open fireplace and leads through to the playroom which benefits from built in bookcases and cupboards. There is a utility room with a WC and shower room and a boot room. The first floor provides a master bedroom located within the extension with an en suite bathroom (requiring fitting out) and a separate dressing room. There are a further 4 bedrooms and a family bathroom with a free standing bath and shower. There is potential for two further bedrooms and a bathroom at second floor level. Outside The property is approached through wooden gates across a sweeping gravel drive which offers parking for a number of vehicles. The gardens surround the house on all sides with a range of useful outbuildings to the far side. One of the outbuildings has electricity and is currently used as a gym/ home office. The house is surrounded by fields on two sides and there is access to some superb footpaths as the property is situated within the Suffolk Coast & Heaths AONB & Adjacent to Stour Estuary SSSI at Holbrook Creek. Agents Note: There is planning permission for the erection of a single storey (double garage and study) extension and attic conversion, which has been started. Services Mains electricity, water and drainage. Oil fired central heating. Directions From Ipswich proceed south on the B1456 signposted to Shotley and Holbrook. Bear right on the B1080 signposted to Holbrook and Stutton and continue into the village of Holbrook. Take a left hand turn just after the “Compasses” pub signposted Lower Holbrook and Harkstead and continue for about 0.5 mile. At the bottom of the hill and after a left bend the house will be seen on the right hand side. Tenure: Freehold Local Authority: Babergh District Council Outgoings: Council Tax Band D Viewing: Strictly by appointment with Savills Savills Suffolk Important notice: Savills, their clients and any joint agents give notice that 1: They are not authorised to make or give any Peter Ogilvie representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or [email protected] otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or 01473 234 800 distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 91023022 Job ID: 129652 User initials: savills.co.uk KS.