5 bedroom barn conversion for sale

A Fabulous Grade II listed 17th Century Barn Conversion with adjoining converted outbuildings providing B&B rooms with attractive income opportunities. 1.6 Acres.

What We Say

This exceptional property offers a rare opportunity to combine a beautiful home with a proven income stream. Currently configured to generate strong annual returns, it also provides scope (subject to change of use) to be converted into a five-bedroom, five-bathroom family residence if desired or separate living for multigenerational uses. Set in a highly sought-after location, it could easily suit a couple moving out of the City for a change of pace and lifestyle.

What The Owners Say

We have truly loved every second of life here. From redeveloping a derelict 17th-century barn into a stylish home, to transforming the courtyard buildings into a successful B&B business it’s been an incredibly rewarding journey. We’ve managed occupancy to suit our lifestyle while still achieving an average annual turnover of around £50,000, allowing us to live in a largely self-sufficient way. After moving from Surrey with a London background, we were amazed by how beautiful this area is, and the friendships we’ve made. Now it’s time for our next chapter: downsizing, sailing the Caribbean, and visiting our children spread across the globe.

History & Background

The Barn was a derelict barn set on 1.6 acres, discovered by our clients back in 2011, where it was love at first sight and hands-on to create a stunning development of a home, combined with country B&B accommodation. From there, the highly reputed architects from Pocknell Studio created a masterpiece, delivering a barn conversion of stylish yet contemporary design, blended with flint wall details and traditions of the 17th Century, while encompassing the courtyard buildings to create three elegant suites known as The Suites at Pannells Ash, which are currently run as B&B accommodation. Equally, these buildings connect to the main barn where scope lies to wholly utilise as a family home, if preferred (subject to a change of use).

The main barn is simplistic in style by virtue of it being mainly one large open space with log burning stoves, a stunning vaulted ceiling, immense light from large windows, and a luxurious first floor that can be an entire first floor suite or two bedrooms sharing a beautiful bathroom. The separate kitchen/breakfast room offers a fabulous social area, accompanied by further service rooms leading to the glazed link. Further benefits include a modern air source heating system with all underfloor heating, solar panelling and a unique American water filter system to provide the premises with pure water.

The total accommodation extends to 3593 sq ft, Grade II listed with its use as C1 Hotels, C3 Dwelling Houses (Commercial business and service). Business rates are applicable, but at nil cost as a small business.

Setting & Location

The Barn and The Suites at Pannells Ash occupy a highly sought-after, yet prominent and easily accessible location on Sudbury Road, approximately one mile east of the historic and picturesque village of Castle Hedingham, where the stunning Norman Hedingham Castle sits proudly atop the hill. The area is ideal for visitors, with numerous Suffolk and Essex villages nearby that are popular tourist destinations, including Finchingfield, Lavenham, and Long Melford. Closer to home are several charming rural villages, such as Great Maplestead, Gestingthorpe, Wickham St Paul, and Bulmer. The surrounding countryside offers an excellent network of footpaths, perfect for scenic walks that can lead to traditional country pubs.

The B&B guests are not only drawn to the area for a peaceful countryside weekend, but also for its proximity to several wedding venues. These include Hedingham Castle, Smeetham Hall, Gosfield Hall, and Tuffon Hall Vineyard. The Suites at Pannells Ash are particularly popular with bridal parties and wedding guests.

Halstead (Essex) 5.6 miles, Sudbury (Suffolk) 6.4 miles, Colchester 18.4 miles, Stansted Airport 26.7 miles, Cambridge 31.3 miles

Main Accommodation

A private parking area lies to the north of the house, with a stable-door entrance leading into a welcoming, modern kitchen/breakfast room. This space benefits from attractive Indian sandstone flooring, which continues through to the dining and service areas. The room features a striking high vaulted ceiling with exposed timbers and a brick feature wall, complemented by white fitted units beneath Caesarstone worktops. A long central island provides a breakfast bar for up to six people. Appliances are in brushed chrome and include an LPG Rangemaster oven, American-style fridge/freezer and dishwasher.

From here, the space flows into the dining area, forming part of the stunning open-plan main barn. Full-height windows on two aspects flood the room with natural light, and a wide oak staircase with glazed balustrades rises to the first floor. The staircase creates a natural division between three areas: the dining space and two separate lounge areas, each with a Stovax wood-burning stove. Doors lead out to the courtyard, and the entire area is finished with attractive oak flooring.

The service rooms include a utility room and ground floor shower room. Beyond this is a glazed link, housing an impressive operations room with an air source heat pump and a state-of-the-art water filtration system that purifies all water to the property. The glazed link provides internal access to Suite 3 and external access to Suites 1 and 2. Subject to the usual consents, this link could be extended to incorporate these two further suites internally.

First Floor Accommodation
The oak staircase rises to a largely open-plan first-floor area, subtly divided by the gallery. The main bathroom is particularly impressive, featuring a large double bath, walk-in shower and oak flooring. The principal bedroom enjoys wonderful countryside views and includes a separate dressing area created behind a dividing wall. The second bedroom mirrors this layout, also benefiting from its own dressing area.

B&B Suites

The B&B accommodation forms an adjoining extension to the main barn, created from the original converted outbuildings and all arranged on a single level. These could be adapted to create a substantial self-contained annexe. Each room benefits from oak flooring and underfloor heating throughout.

Rooms 1 & 2 – Room 1 is the most popular, thanks to its striking apex window and direct views across the grounds and open countryside. Each has a luxurious en-suite shower room. Current rate: £135 per night per room.

Room 3 – Located within the glazed link, this room features a luxurious bathroom with a shower over the bath. Current rate: £130 per night.

There is also a separate kitchen, making self-catering accommodation a realistic and attractive option.

The website is pannellsash.com. This site is currently being updated and is available with the sale. Future bookings are ongoing.

Grounds

The 1.6 acres of grounds are initially accessed via a shared drive, with a separate gated entrance to Pannells Ash Barn and The Suites. You arrive into an extensive gravelled drive offering substantial parking, and to the south lies an attractive flint-walled courtyard with a circular herb garden and terracing. There is a large double garage with a pitched roof housing 15 solar panels and a lean-to store. The majority of the gardens with various fruit trees are to the east and south, where areas of lawn lead onto wildflower meadow which adjoin arable farmland. A hot tub is discreetlypositioned and is available for B&B guests to enjoy while taking in far-reaching countryside views. A long natural pond fronts the village road.

The acreage further lends itself to create a paddock for a horse or pony, if needed.

Agents Notes

• The property is on one registered title EX 872409
• The current use is for C1 hotels and C3 dwelling houses. Change of use would need to be applied for if the buyer wanted the property as a family home, as the premises are currently subject to a commercial rateable value (zero-rated as a small business).

Services

Private drainage via Klargester system

Mains electricity (substituted with solar panels)

Mains and Purified water

Rainwater Harvester

LPG gas for Rangemaster oven.