Farm : Eye


In all about 154.24 acres (62.42 Ha) - for sale as a whole

A charming and private residential farm with Grade II listed farmhouse, extensive range of farm buildings and holiday cottages.



Guide Price



In all about 154.24 acres (62.42 Ha) - for sale as a whole

A charming and private residential farm with Grade II listed farmhouse, extensive range of farm buildings and holiday cottages.



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Hill Farm is situated in a rural part of mid-Suffolk and is readily accessible from the A140.  It sits in a private and sheltered setting and is approached over a quiet country lane leading to a long drive.  The period farmhouse is Grade II listed and situated at the centre of the farm and has been sympathetically refurbished with an extended kitchen and newly fitted bathroom and provides comfortable accommodation, well equipped for modern living.

Next to the farmhouse are two holiday cottages that are successfully let year round.  Adjacent are two traditional timber frame barns and a traditional cartshed and beyond these an extensive range of farm buildings that are used for cereal storage, housing livestock and equipment storage.

The farmland is a compact and contiguous block of farmland interspersed by mature hedgerows with well-established woodland and tree belts that creates not only an attractive landscape but also provides valuable amenity and sporting potential.


Hill Farm is located in mid-Suffolk in a predominantly rural area.  The A140 is approximately 1 mile to the west and provides excellent access to the north and south.  The former market town of Eye is 4 miles to the north and has most everyday retail and local services.  Diss is 8 miles to the north of the mainline station to London Kings Cross as does Stowmarket (11.5 miles) with regular services to London taking approximately 1 hour 20 minutes.  The county town of Ipswich (18 miles) and Norwich (28 miles) both provide regional level retail and commercial services as well as excellent leisure and sporting facilities.

Local schools are numerous with preparatory schools including Framlingham Junior School, Ipswich School, Old Buckenham Hall and Moreton Hall Prep in Bury St Emunds and among the available senior schools are Framlingham College, Ipswich School, Ipswich Girls High School and St Joseph's School.


The Grade II listed farmhouse dates from the mid-seventeenth century although the rear portion is believed to be slightly later.  It was renovated and further extended during the mid-twentieth century.  The farm was originally part of the Thornham Estate and was sold to the Metropolitan Railway Company in 1948.  It was then an arable and dairy farm with 75 cows being milked on the farm by the 1970s.  Dairying ceased in the 1980s and the farm became predominantly arable although some of the grass meadows were retained.  The current owners bought the farm in the early 2000s and have further extended and refurbished the farmhouse.


The farmhouse is situated in a sheltered setting at the culmination of the 400 metre drive alongside the traditional farm buildings.  The house has been sympathetically extended and refurbished by the current owners.

The house is a classical traditional Suffolk farmhouse and is constructed of timber frame with rendered elevations under a steep pitched tiled roof.  The windows are a variety of small pane, timber casement windows, some of which are double glazed.

The accommodation is well laid out and suitable for modern living.  The front door on the eastern elevation leads to an entrance hall with stairs to the first floor.  Off the hall are two offices and an area for coats and boots.  There is a good sized and well equipped kitchen, with modern oak fronted kitchen units and a large window over looking the pond that sits adjacent to the traditional farm buildings.  There are two well appointed reception rooms, a sitting room with large glazed patio doors and a dining room, with both having brick inglenook fireplaces and benefitting from westerly views over the lawned gardens.  Next to the kitchen is a good size utility room with plumbing for a washing machine and tumble dryer. 

The first floor has 4 well appointed double bedrooms for the most part with large built in cupboards and wardrobes.  The bathroom has recently been refitted and has a large walk-in shower and contemporary bath, basin and WC.

From the landing, a flight of stairs leads to a large open attic which benefits from windows at each gable.

The Gardens

Are attractive and lie mainly to the south and west.  They feature an expanse of lawn interspersed by occasional flower beds and some mature specimen trees.  By the house is a sheltered courtyard for outdoor dining which overlooks a recently cleared pond.

Holiday Cottages

The current owners have established a successful holiday cottage business that enjoys about 90% occupancy rates.  The two 1 bedroom cottages (the Bothy and the Bull Pen) feature on the well-known website Currently they turnover in excess of £20,000 annually and with a low level of cost produce a good net income. 

Farm Buildings

The farm buildings comprise an extensive range of traditional and modern farm buildings.  The traditional buildings have the potential for further conversions (subject to planning permission) and sit near the farmhouse.  Behind the traditional buildings is the extensive range of more modern farm buildings.

The traditional buildings include a 4 bay cartshed and a timber frame Suffolk barn.  Amongst the modern buildings are two Dutch barns with lean-to and a 7 bay hay barn.

Further details are provided in the pdf of the particulars that can be downloaded.


The farmland comprises a single block of gently undulating arable land, which surrounds the farmhouse, cottages and farm buildings.  Running along the eastern boundary of the farm is the River Dove and a further tributary abuts the grass meadows that sit on the northern boundary.

There is access to most fields from the farmstead.  The arable land extends to about 129.90 acres (52.72 Ha) and is mainly Grade 2 with soils belonging to the Ashley series, a clay loamy capable of supporting high yielding arable crops.

Along the northern boundary is an attractive block of 15.53 acres (6.69 Ha) of grassland.


The farm is currently farmed in hand by the vendor using additional labour when required.  The cropping has comprised combinable crops including Winter Wheat, barley, oilseed rape and beans.  A schedule of cropping is available from the Vendor's agents.


A schedule of planning consents is available from the Vendor's agents.




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Joint marketing with

Strutt & Parker, Ipswich

Rayleigh OFFICE

For further information or to arrange to view this property please call us on 01268 783377 or email us.