Reydon, Southwold, Suffolk

High Wood Farm

High Wood Farm is a delightful residential farm situated in beautiful and peaceful countryside in the heart of the Suffolk Coast and Heaths Area of Outstanding Natural Beauty. The architect built house is situated at the end of a 200 metre tree lined drive and benefits from southerly views over farmland and reed beds towards Southwold and the coast. The farmland is an appealing mixture of arable fields, grass paddocks and deciduous woodland.

High Wood Farmhouse

Positioned in a sheltered south-facing position, High Wood Farmhouse was built by the vendors’ family in 1974. Built in a Scandinavian-style, the house presents an appealing mixture of traditional brick and pantile elevations which combine with a more modern wing. The accommodation is light and airy throughout with a split-level layout enjoying spectacular views, the whole ideally suited to modern living. The house offers considerable scope for further development subject to obtaining the necessary planning consents.

On the ground floor the heart of the house is the dual aspect open-plan kitchen, breakfast and family room which features oil-fired aga, a Swedish built kitchen and contemporary wood burner, making a wonderful space in which to entertain or for the whole family to gather. The house is entered via a hall which provides access to a cloak room, boot and coat area and utility room. Beyond the open-plan kitchen, an inner hall leads through to a library area with stairs down to a triple aspect drawing room; this room affords wonderful views, an impressive brick-built fireplace with inset fire and double-height ceilings to part of the room.

The inner hall also provides access to three imaginatively arranged bedrooms, one of which is split level and benefits from a dressing room and ensuite bathroom, along with a family bathroom. Stairs from the library area lead to a further two bedrooms, one with en suite. There is an office on the lower ground floor making an ideal place to work from home, as well as the boiler room and useful store, ideal for wine.

General

Method of Sale
The farm is offered for sale freehold by private treaty as a whole.

Early Entry
Early entry may be permitted onto the land to carry out autumn cultivations following exchange of contracts upon payment of an additional 10% of the purchase price as a further deposit.

Boundaries
Purchasers should satisfy themselves over the accuracy of the land’s boundaries.

Wayleaves, easements and rights of way
The property is being sold subject to and with the benefit of all rights including; rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

A right of way for residential and agricultural purposes will be granted over the farm drive which is shared with 3 other properties.

Designations
All of the land lies within the Suffolk Coast & Heaths Area of Outstanding Natural Beauty and is also within a Nitrate Vulnerable Zone. The reed beds are a Site of Special Scientific Interest. High Wood is listed on the National Forestry Inventory 2020

Ingoing Valuation
It is not envisaged that this will be required, however, should the Vendors carry out any cultivations for the benefit of the harvest 2024 crop, then the Purchaser(s) will be required to take to and pay for all cultivations carried out and inputs applied.

Sporting, timber and mineral rights
All sporting, timber and mineral rights are included in the freehold sale, in so far as they are owned.

VAT
Any guide price quoted or discussed is exclusive of VAT. In the event that the vendor has elected for VAT and the sale becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Health and Safety
Given the potential hazards of a working farm, we ask you to be as vigilant as possible in making your inspection for your own personal safety, particularly around the farm buildings and machinery.

Viewing
Strictly by appointment with the Vendors’ agents Strutt & Parker in Ipswich on or

Directions
Please see the location plan at the end of the particulars.
What three words: ///seatbelt.hurry.trombone

Local Authority
Suffolk County Council -
East Suffolk Council –

Services
The farm benefits from a private water supply, mains water and electricity supply. Shared septic tank drainage which we understand from the vendor does comply with current regulations. Oil-fired central heating and hot water.

Tenure
The land is for sale freehold with vacant possession upon completion.

Gardens and Buildings

Approached over a long driveway, the property offers ample space for the turning and parking of a number of vehicles as well as a double garage. Accessed from both sides, as well as internally through the main house, are a series of useful stores providing further scope for accommodation, subject to the necessary consents, or useful storage should it be required.

To the south of the house is a delightful garden ideal for al fresco dining, with a low-level brick wall enclosing an area of lawn along with a sheltered terrace bordered with colourful, established planting. An enchanting studio provides ideal opportunity for use for entertaining or working from home and affords stunning views across the borrowed landscape. To the northern side of the house, there are a number of useful outbuildings including a charming summer house and machinery store. Predominantly laid to lawn the garden provides a raised decking area offering a secluded spot for entertaining, together with an orchard comprising 18 varieties of English apple and pear trees; the whole offering plenty of space for relaxing and play.

Beyond the immediate garden is a stable yard comprising 2 well-appointed timber looseboxes, tack room and a 6- bay open fronted hay and straw barn.

The Land

The farmland is a traditional parcel of level low lying farmland interspersed by ditches and hedgerows. The land is mainly classified Grade 3 with soil belonging to the Newport 3 series, a deep well drained sandy and coarse loam soil. There are 22.40 acre (9.07 Ha) permanent pasture which are divided into sensible sized paddocks, each with water and home to the Vendors’ herd of Red Poll cattle. On the Southern edge of the farm are 9 acres (3.60 Ha) of arable land that is currently fallow or in a wild flower mix. At the heart of the farm land is High Wood, a 5½ acre (2.07 Ha), block of broadleaf woodland featuring mainly oaks and ash and beautiful spring bluebells.

Beyond the farmland is a portion of the Smere Marsh Reed Beds (25.16 acres / 10.18 Ha) which run up to the edge of Southwold. This distinctive landscape is a Site of Special Scientific Interest and a particular feature of the Heritage Suffolk Coastline.

In all 65.65 acres (26.58 Ha)