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5 bed farmhouse for sale

£1,250,000 Guide price

St. James Street, Dunwich, Saxmundham IP17

5 2 2
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Property description

Church Farm stands in an elevated and quiet location on the edge of the historic seaside village of Dunwich in an Area of Outstanding Natural Beauty on Suffolk's delightful Heritage Coastline. The house stands at the western end of St James Street on Leet Hill, adjacent to the parish Church and close to Dunwich's pub and to Dunwich beach. The internationally renowned rspb Minsmere, Dunwich Heath and Dingle Marsh Nature Reserves which epitomise the quietness and serenity of the landscape along this picturesque stretch of Suffolk's unspoilt coastline are all on the 'doorstep' of this charming village, once a port of similar size to 14th century London, sending two members to parliament until the 1832 Reform Act.

Church Farm is conveniently within some four miles of the A12 and of the Darsham branch line railway station with connections to the Inter-City service from Ipswich to London Liverpool Street (average journey time – 2hrs 6mins). Southwold (9 miles) and Aldeburgh (11 miles), both fashionable seaside towns, offer excellent leisure and cultural activities. Framlingham (15 miles) and Woodbridge (22 miles) provide a choice of well-regarded private and secondary school and which, along with Halesworth (9 miles) and Saxmundham (10 miles), cater for most urban needs, including Waitrose and Tesco supermarkets at Saxmundham.

Lot 1:
Church Farm House, its cottage annexe, gardens, farm buildings and grazing pasture (in all approx. 5.5 acres-2.23 ha)

Church Farmhouse and Annexe
Church Farmhouse is a particularly attractive Grade II Listed Victorian residence in a charming setting bounded by a low brick and flint wall on a little used county lane flanked by a mix of mature lime and other deciduous trees, a high bank on the opposite side of the lane rising to the main parcel of the house's farmland, available with the house if not sold separately as Lot 2.

A self-contained annexe to the rear of the farmhouse is used for holiday letting. Its accommodation currently does not interconnect with the main accommodation but minor alteration could reconnect the two.
Church Farm's gardens are set to the west front of the house, with an informal orchard to its north side and a large loosely surfaced courtyard to its south side, the courtyard abutting the farm buildings.

The Farm Buildings, Yard and Pit
A range of agricultural buildings in generally dilapidated condition, variously of brick or timber framed construction (or a mix of both) with pitched roofing with both clay tile and corrugated sheet coverings (including corrugated asbestos cement sheeting). The buildings largely back onto the house's courtyard and face a farm-yard which has its own direct access onto Leet Hill. A schedule of the buildings and their dimensions is available on request. To the south side of the yard is a former sand pit with a high bank rising to the 3.66 acre (approx.) field within Lot 1.

Grazing Pasture
With the house is a 3.7 acre (approx.) (1.46ha) field of permanent pasture on freely draining, slightly acid, sandy soil which adds considerably to the amenity of Lot 1. The field is to the south side of the house beyond the agricultural buildings and former sand pit and it has frontages both to Leet Hill and to the Dunwich Road.


ground floor

entrance hall

With principal staircase to first floor

Drawing room

15' x 12' 10" (4.57m x 3.92m)

Dining room

15' 1" x 12'10" (4.58m x 3.91m)

Family room/study

15'3" x 9'2" (4.65m x 2.79m)


22' 0" x 9' 0" (6.70m x 2.74m)

Inner hall



rear hall

kitchen/breakfast room

13' x 12' 6" (3.97m x 3.82m)

First floor

galleried landing

Bedroom 1
15' 1" x 11' 9" (4.60m x 3.58m)

bedroom 2
15' x 11' 9" (4.57m x 3.58m)

bedroom 3
12' 6" x 9' (3.81m x 2.74m)

bedroom 4
11' 8" x 10' 7" (3.56m x 3.23m)


second floor

staircase to

Attic bedroom 5
13' 4" x 10' (sc) (4.06m x 3.05m)

Self contained annexe

living room

12'11" x 12'8" (3.94m x 3.86m)


13'4" x 7'11" (4.06m x 2.41


12'11" x 10'10" (3.94m x 3.30m)


Lot 2:

Upland and marsh grazing and woodland (51 acres approx. 20.6ha)

Available either as a whole with Church Farm House or as a separate Lot (Lot 2) the agricultural land at Church Farm extends to 51 acres or thereabouts (20.6ha).

Lot 2 is arranged in two blocks on either side of Sandy Lane. The largest of the two blocks, which also has a frontage to Leet Hill, comprises elevated upland pasture and rough grazing together with a belt of mature woodland, extending in all to some 34.3 acres (13.88ha) of free draining, slightly acid soils classified as Grade 4 on the
maff Land Classification Plan (Provisional Edition).
On the opposite side of Sandy Lane is a further parcel of 16.5 acres or thereabouts (6.7ha) of permanent acid grass, rough grazing and low lying marsh grazing which lies alongside the Dunwich River. This parcel is within an area at risk of flooding which is classified as Flood Zone 3 by the Environment Agency (Flood Map for Planning Rivers & Sea). Land and property within areas classified as being Flood Zone 3 are assessed as having a 1:100 or greater annual probability of river flooding or a 1:200 or greater annual probability of flooding from the sea, in any year.

The land in Lot 2 is included in an Organic Entry Level Stewardship agreement covering both organic land and conventional permanent grassland which expires in February 2017 and currently generates an annual payment of £1,002.00. The land is also included within a Basic Payment Scheme subsidy claim which was submitted in 2015 and the subsequent payment is likely to amount to some £3,700.00, which sum is to be retained by the vendor.
The sporting rights, timber and minerals are included in the sale so far as they are owned, subject to statutory exclusions.

The buyer(s) will be required to indemnify the seller for any non-compliance that results in any penalty or reduction of the seller's payment under the basic payment scheme in relation to the 2015 claim and any subsequent payments.

The annexe – holiday lets

The annexe is available for holiday let bookings and the buyers should be aware that they will be required to honour pre-booked reservations after completion of a purchase. Holiday income generated before completion of a purchase will accrue to the vendor and afterwards to the purchaser, but the purchaser should be aware that any pre-booked post completion bookings will prevent them using the property during the period of the letting.

Value added tax

Should the sale of the property, or any rights attached to it become a chargeable supply for the purposes of VAT, such Tax shall be payable by the Buyer (S) in addition to the Contract price. VAT will be chargeable on the purchase of any non-residential and non-agricultural land element of the property.

Wayleaves, easements & rights of way
The property is offered for sale subject to all existing rights, including rights of way, whether public or private, light, support, drainage, water, gas and electricity supplies and other rights, Easements, Quasi-Easements and all Wayleaves, whether or not referred to in these Particulars.

Viewing The viewing of Church Farm is strictly by prior appointment with the Selling Agents:
Saxmundham Office:
Southwold Office:

Services Mains electricity and water are connected; drainage is to a private system. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.
Outgoings Council Tax currently Band "F". Further details can be obtained from the Suffolk Coastal District Council, Melton Hill, Woodbridge IP12 1AU Tel:

plans & areas These have been prepared as carefully as possible by reference to the digital os Data and the Rural Land Register. The plans are published for illustrative purposes only and although they are believed to be correct their accuracy cannot be guaranteed.

Disputes Should any dispute arise as to the boundaries or any matter relating to the Particulars, or the interpretation thereof, the matter will be referred to an Arbitrator to be appointed by the Selling Agents.

Boundaries The Buyer(s) shall be deemed to have full knowledge of all boundaries and neither the Seller nor the Selling Agents will be responsible for defining boundaries nor their ownership.

Vacant possession The property is to be sold with vacant possession on completion of its purchase.

Fixtures & fittings No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded. It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract. They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents. The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.

Property info

Floorplan(s): Floorplan 1 Floorplan 2

View original

Market activity
Average price paid £286,446 Sales 201 Current average value £335,788 (Zoopla Zed-Index) Value change £25,348 ▲ 8.16%

What is the current average value of properties in IP17?

The current average value in IP17 in January 2017 is £335,788. This has increased 1.24% from October 2016. Terraced properties sold for a current average value of £210,808 and semi-detached properties valued £244,326. In the past year property prices in IP17 have increased 8.16%. This is according to the current Zoopla estimates.

Property value data/graphs for IP17

Property type Avg. current value Avg. £ per sq ft. Avg. # beds Avg. £ paid (last 12m)
Detached £423,845 £279 3.8 £364,139
Semi-detached £244,326 £270 2.9 £221,377
Terraced £210,808 £288 2.7 £208,286
Flats £132,498 £191 1.8 £166,875

Current asking prices in IP17

Average: £287,784
Avg. current asking prices in IP17
Property type 1 bed 2 beds 3 beds 4 beds 5 beds
Houses - £159,852
Flats £109,950
- - - -
All £109,950

Current asking rents in IP17

Average: £774 pcm
Avg. current asking prices in IP17
Property type 1 bed 2 beds 3 beds 4 beds 5 beds
Houses - £743 pcm
£787 pcm
- -
Flats - - - - -
All - £743 pcm
£787 pcm
- -

Fun facts for IP17

Highest value in IP17
Highest value streets Zed-Index
High Street £709,769
Rendham £622,848
Church Street £593,870
Peasenhall £583,892
Priory Road £531,005
Highest turnover in IP17
Highest turnover streets Turnover
Sandbanks Court 50.0%
Glebe Court 50.0%
Dennys Lane 50.0%
St. James's Street 45.5%
Church Close 42.9%

What Zoopla users think of Dunwich

Overall rating:

  • currently 3.5 stars
Good - 70%

Ratings breakdown:

  • currently stars
Community & safety
  • currently stars
Entertainment & nightlife
  • currently stars
Parks & recreation
  • currently stars
Restaurants & shopping
  • currently stars
Schools & public services
  • currently stars
Transport & travel

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Please note your vote will only be counted once.

Community & safety
  • currently stars
  • 1
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  • 4
  • 5
Entertainment & nightlife
  • currently stars
  • 1
  • 2
  • 3
  • 4
  • 5
Parks & recreation
  • currently stars
  • 1
  • 2
  • 3
  • 4
  • 5
Restaurants & shopping
  • currently stars
  • 1
  • 2
  • 3
  • 4
  • 5
Schools & public services
  • currently stars
  • 1
  • 2
  • 3
  • 4
  • 5
Transport & travel
  • currently stars
  • 1
  • 2
  • 3
  • 4
  • 5

Nearby transport

  • Darsham (4.4 miles)
  • Halesworth (7.0 miles)
  • Saxmundham (7.2 miles)
  • Norwich International Airport (30.8 miles)
  • London Southend Airport (63.0 miles)
  • London Stansted Airport (65.1 miles)
  • Walberswick Ferry Landing (3.1 miles)
  • Southwold Ferry Landing (3.2 miles)
  • Reedham Ferry South (19.6 miles)

Nearby schools

View all schools in Suffolk Coastal
  • Middleton Community Primary School (3.3 miles)
  • Wenhaston Primary School (4.2 miles)
  • Reydon Primary School (4.6 miles)
  • Lowestoft College (15.0 miles)
  • Lowestoft Sixth Form College (15.2 miles)
  • Otley College of Agriculture and Horticulture (19.9 miles)
  • Saint Felix School (4.1 miles)
  • Summerhill School (5.2 miles)
  • Leiston Middle School (5.4 miles)
Note: Distances are straight line measurements

Local info for Suffolk Coastal

About the neighbours in IP17

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For more information about this property, please contact
Flick & Son, IP17 on 01728 666040 * (local rate)

Monthly running costs Beta

£4,498 Monthly total
Purchase price
Deposit (10%) 125,000
Repayment term 25
Interest rate 0.5
Your payment £3,990 /mo Find available rates In partnership with Natwest

These results are not provided by NatWest and are only indicative based on a repayment mortgage product. Repayments will be subject to the product provided and your circumstances.

Your home or property may be repossessed if you do not keep up repayments on your mortgage.

Home Insurance Rebuild value up to £1,000,000 Contents value up to £100,000 Average insurance cost £20/mo (£243/yr) In partnership with uSwitch
Home insurance costs explained

Home Insurance is based on the average price of a building and contents quote for a property in this area in the last 48 months.

Source: Autonet Insurance Ltd

Energy Gas £64 Electricity £67 Estimated energy cost £131/mo In partnership with uSwitch
Energy costs explained

The estimated energy cost for this property has been calculated using actual energy usage data for a property of this type, number of bedrooms and region.

Estimated consumption

Gas: 25700 kWh/year
Electricity: 6200 kWh/year

Source: National Energy Efficiency Data Framework

Council Tax

Local authority

Suffolk Coastal

Estimated tax band H Council tax cost £300 /mo
when paid over 10 months
Council tax costs explained

The Council Tax cost displayed is based on the council tax band and on the basis of 2 adults living at the property. The monthly cost shown excludes any discounts and is rounded to the nearest pound.

Full information on Council Tax discount entitlements can be found on the Gov.UK’s website.

Water Supply £26 Sewerage £31 Estimated water cost £57 /mo
Water costs explained

Water consumption is based on average water usage for the predicted occupancy of the property based on the number of bedrooms.

Total annual consumption (in cubic meters) is then averaged into a monthly cost.

Note: If you have 2 separate suppliers for water and sewage, you may receive 2 separate bills.

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Property descriptions and related information displayed on this page, with the exclusion of Running Costs data, are marketing materials provided by Flick & Son, and do not constitute property particulars. Please contact Flick & Son for full details and further information. The Running Costs data displayed on this page are provided by Zoopla to give an indication of potential running costs based on various data sources. Zoopla does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions, related information or Running Costs data provided here.

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