6 bedroom farm house

A unique combination of a  an outstanding Elizabethan Events/Wedding Venue, Vineyard & Six Bedroom Family home.  In all just under 10 Acres

What we say at The Zoe Napier Group

An amazing opportunity for the incoming buyer – every aspect of the business appears well run and maintained, allowing an immediate transition into the ongoing business bookings, currently taken up to 2024. The barn is probably underused for its potential earnings, albeit that would be for the new owner to explore.

What the Owners Say

We moved here from London back in 2012 for a total change of profession and lifestyle with a great vision as to what we could achieve at Hall Farm, with its then, unconverted barn. The barn has since been sympathetically converted with relevant permissions to offer this outstanding events/wedding venue.

History & Background

A unique combination comprising a substantial six-bedroom family home, set within its own mature grounds. Next door is the business facility comprising the notable and historic Elizabethan Copdock Hall, having been sympathetically converted to create a wonderful function/wedding venue within a courtyard setting with the former stables currently used for storage. The acreage runs northeast where there is an established vineyard with scope to expand. Overlooking the venue is St Peter’s Church, a superb backdrop for photos or available to couples (subject to status) to marry in and walk across to Copdock Hall. The hall is licensed for weddings both inside and within the courtyard or grounds.

The house is set within its own secluded, mature plot with a long private drive. The property is not listed but believed to date back in part to the 17th century with various alterations and additions since. A wing of the house has been converted to a first-floor self-contained annexe offering good flexibility for living arrangements. Copdock Hall lies adjacent with a connecting path from the house but hidden behind mature hedging. The barn is a outstanding example of a 16th century tithe barn, Grade II listed, and of notable historic and architectural importance. Its beauty and stunning elevations are quite evident from the images shown and the interior has been sympathetically restored to create an atmospheric function/wedding venue with bar and commercial kitchens.

Setting & Location

The property and business premises are set along Church Lane, an idyllic country lane, largely surrounded by farmland with the prominence of St Peters Church set in an elevated position alongside Copdock Hall. Views can be enjoyed to the north and northeast, across rolling countryside and with Ipswich in the further distance. The location of the premises is highly accessible via London Road which is immediately off A12 access.

The acreage consists of mature and private grounds surrounding the house with an area behind which might suit as a pony paddock. Mown grounds surround the venue barn, where there is a car park for around 60 vehicles. Beyond is the vineyard with a general yield (subject to correct maintenance and the weather) of around 1500 bottles per annum which are largely used with offerings to the function hire. Beyond the vineyard is the additional land.

Ipswich 4 miles* Manningtree 9 miles* Colchester 17 miles*

The Main House

This is a comfortable family home with versatile living arrangements where two of the double bedrooms have their own staircase with an external entrance. This would make for a great teenage suite or staff annexe. The ground floor accommodation with generous height ceilings offers an attractive entrance hall with turning staircase, wooden flooring and a quirky glass floor hatch looking down the stairs to the cellar.  The principal receptions include a well-proportioned family/dining room, partially divided by an open stud wall with attractive fireplaces at either end including a traditional wood burning stove. Off the hall is a snug/music room with fireplace, and then access leads to the spacious farmhouse kitchen/breakfast room. From the kitchen, there are service rooms and an office/sitting room.

The first-floor part galleried landing features the stairwell into an attractive oval oriel style bay window. Access leads to four large double bedrooms and a family bathroom with separate shower. The further two bedrooms are as previously described, on the first floor via a separate staircase. The house has an efficient heating system via a combination of Air Source and solar panels backed up with an oil fired boiler.

Copdock Hall Events/Wedding Venue

This outstanding red brick barn is Grade II listed and recorded to date back to around 1570, during the Elizabethan period. The barn was owned by a series of merchants and businesspeople until it was bought by Suffolk County Council in the early 20th century. The barn was then used to offer employment opportunities to ex-servicemen before it was tenanted by farmers until the sale to current owners in 2012. After a three-year refurbishment project, the current owners opened the Grade II building as a wedding and events venue together with their own vineyard located in front of the barn and next to the parish church of St Peter’s. It has soon become one of the most popular wedding venues in East Anglia, offering a stunning location inside and outside the historic premises surrounded by lush fields and the rolling Suffolk countryside. As well as weddings, Copdock Hall attracts several corporate clients for product launches, conferences, and lectures with the barn able to operate all year round with its underfloor heating fuelled by green accredited pellet boilers with generous subsidies.

The main hall area extends to approximately 3315 sq ft with an authentic and atmospheric interior for weddings and events. The Hall can accommodate around 160 covers (seated diners) and is licensed for up to 300 guests. At either end of the room is a bar and opposite, the area for ceremonies/dance floor and for launch events, there is a projector and screen. There is also a music system. Adjoining the entrance foyer are the bride preparation rooms. Part of the courtyard buildings have also been used to create commercial kitchens and storage with rear vehicle access for deliveries. The remaining stables surrounding the courtyard are used for storage – these could lend themselves to potential accommodation or for alternative uses associated with the vineyard and wine tasting etc. There is also a manager’s office.

There is a storage/services yard to the rear alongside a substantial open fronted storage barn which was used for covered outside uses when weddings were allowed to be held during the pandemic.

Acreage & Vineyards

Copdock Hall offers wine tasting and Vineyard tours which can be packaged as an event with afternoon teas etc. There is still further potential to be developed with the vineyard, (if required) including an option to expand the growing areas. There is also a pond and areas surrounding the house and beyond the church which could be used for grazing/paddocks, if required.

Agents Notes

• Accounts are available on request and should be received by the buyer’s accountant, strictly ensuring their privacy. The sale is based on the land and buildings, together with their permitted residential and commercial uses. The wedding business (ongoing bookings) and vineyard are available by goodwill. Our clients are willing to assist (with an agreed period) with a smooth transition to the new owners, should they so wish. Rateable Value £18,000
• The agents hold a property questionnaire, completed by the client to assist with providing buyers with as much information at pre-offer stage. We further hold information on the planning history (which can also be found on the Babergh District Council’s web site (planning
• The Pellet boiler with underfloor heating for the barn has the remaining term of a 25 year guaranteed income/tariff.
• Copdock Hall Listing Entry no. 1351635. House not listed EPC D
• HM Land Registry registered title number SK336785 (one title for the whole)
• Public Footpath. This runs in the field in front of the barn and alongside the vineyard and bottom field. There are several scenic walks in the immediate vicinity.
• The house has a private drainage system which may not comply with the most recent legislation. Buyers are advised that they may need to install a modern system which has been considered when setting the guide price.

SERVICES
Mains Water & Electricity

House

• Private drainage
• Airflow & Solar Heating
• Additional Oil Fired Boiler

Barn

• Efficient income generating heating

Underfloor heating/Wood pellet boiler

Agents Notes

·       Accounts are available on request and should be received by the buyer’s accountant, strictly ensuring their privacy. The sale is based on the land and buildings, together with their permitted residential and commercial

uses. The wedding business (ongoing bookings) and vineyard are available by goodwill. Our clients are willing to assist (with an agreed period) with a smooth transition to the new owners, should they so wish.

Rateable Value £18,000

·       The agents hold a property questionnaire, completed by the client to assist with providing buyers with as much information at pre-offer stage. We further hold information on the planning history (which can also be

found on the Babergh District Council’s web site (planning

·        The Pellet boiler with underfloor heating for the barn has the remaining term of a 25 year guaranteed income/tariff.

·         Copdock Hall Listing Entry no. 1351635. House not listed EPC D

·        HM Land Registry registered title number SK336785 (one title for the whole)

·        Public Footpath. This runs in the field in front of the barn and alongside the vineyard and bottom field. There are several scenic walks in the immediate vicinity.

·       The house and barn have private drainage systems which may not comply with the most recent legislation. Buyers are advised that they may need to install a modern system which has been considered when setting

the guide price.

·        Part of the commercial element of the sale will be subject to VAT. This is not included in the guide price as negotiations will reflect on the VAT sum payable.

PLEASE CALL FOR FULL BROCHURE