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12.3 acres, Cherry House Farm and Bromeswell Lakes, Woodbridge, Suffolk
For Sale - £995,000

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• 11.7 acres of land and lakes situated in a village location
• Former trout farm operated as a coarse fishery
• A four bedroom residential dwelling set back from the road within a 0.6 acre plot
• Two coarse fishing pools and series of ponds
• Situated less than 2 miles from Woodbridge
• Available as a whole or in two lots

LOCATION
The site is situated in the village of Bromeswell, next to the village hall with direct access onto the A1152 (Orford Road). Woodbridge is less than 2 miles distant. There are a number of leisure facilities in the immediate vicinity including Woodbridge Golf Club, The Unruly Pig Restaurant and Sutton Hoo Holidays Campsite. Woodbridge Golf Club is just under a mile away, with its superb 18 and 9 hole courses.

Woodbridge offers a wide range of amenities including a library, a cinema, Deben Leisure and a golf club. There is a wide range of shopping facilities including boutique shops and excellent restaurants. The town has excellent private and state schooling for all age groups. Woodbridge also has a railway station with links to Ipswich with a mainline to London Liverpool Street.

CHERRY HOUSE FARM
Situated adjacent to Bromeswell Lakes, Cherry House is a four bedroom detached dwelling, with a spacious, wrap around garden. The dwelling was the original farmhouse and has uninterrupted views across the land and lakes.

The ground floor comprises; entrance porch and impressive hallway, leading a dual aspect sitting room with sliding doors to the rear garden, a brick feature wall and fireplace, with a wood burner. The kitchen has been fitted with a number of eye level and base units with worktops over and an inset sink and drainer. There is a built-in oven and hob, and an AGA . Utility room and rear lobby provide access to the garage and the garden.

The first-floor accommodation comprises four bedrooms, an ensuite and main bathroom. All bedrooms benefit from built in wardrobes. Bedroom one has an ensuite, with a shower cubicle, WC, basin and towel radiator.

OUTSIDE
The property is set back, approached by a five bar gate leading to a gravel driveway providing ample space for off road parking along with a double garage. The front garden is mostly laid to lawn. The rear garden is fenced with a patio and mature trees. Views over the lakes and surrounding land can be enjoyed. In all the plot measures approximately 0.6 acres and is contained within a separate land registry title to the land.

BROMESWELL LAKES
Bromeswell Lakes was originally a trout farm comprising several earth ponds, with the pools later extended and converted into a coarse fishery with a number of small pools and stock ponds.

The site is accessed off School Lane, via a gated track, leading to a central car parking area. There is a brook which runs from the southern to northern boundary before flowing west to the River Deben.

The largest pool situated at the western end of the site extends to approximately 1.5 acres with a match or canal style lake extending to approximately 0.6 acres and a series of smaller ponds under 0.25 acres. The total water area totals approximately 3 acres.

The remaining land is laid to grass with a mature tree lined boundary and partial post and wire fencing. There is a single storage container in the centre of the site.

Prospective purchasers should note the fishery has not been operational since 2024, with investment required in respect of maintenance and improvements.

FISH STOCK
The lakes have been stocked historically, although prospective purchasers should note that at least partial restocking is likely to be required.

SERVICES
Cherry House has the benefit of mains electricity and water. Oil fired central heating and a private drainage system. There are mains electricity cables and pylons running across the land with a control box.