Guide Price £400,000

Main Road, Woolverstone, Ipswich, Suffolk, IP9 1BA

  • Bedrooms

  • Bathroom


General information

General information Holbrook Lodge is an individual Grade II Listed, three bedroom detached Victorian property which offers period character and charm, set on a plot of 0.2 acres on the outskirts of the sought-after peninsula village of Woolverstone. The property was constructed as one of three gatehouses for the Berners family at Woolverstone Hall which is now home to the prestigious Ipswich High School for Girls. It is a short walk to the Royal Harwich Yacht Club and riverside. The property overlooks parkland and open fields, offering a stunning outlook from the garden. Central heating is via an oil-fired boiler and all internal doors are stripped wood.

The entrance porch has a tiled floor and vaulted ceiling. The dining room has dual aspect windows and an open fireplace. The sitting room has a feature bay window, open fireplace and built-in storage area. There is an inner hall with stairs to the first floor with under-stairs cupboard. Off the inner hall is a small study area which has a window to the side. The kitchen has a quarry tiled floor and a range of base units, wall cupboards, worktops and drawers, inset ceiling spotlights, cooker with extractor hood over and an airing cupboard which houses the hot water tank and immersion heater. The utility room has a feature vaulted glass ceiling, ceramic tiled floor with under-floor heating, built-in cupboards and worktops and a door to the rear garden. The bathroom has a ceramic tiled floor with under-floor heating, corner bath, pedestal wash basin and heated towel rail and there is a separate w.c.

The first floor landing has access to the roof space. Bedroom one has a Victorian feature fireplace and field views. Bedroom two has a Victorian feature fireplace, field views and a built-in cupboard. Bedroom three has a Victorian feature fireplace and a built-in cupboard.

Entrance porch 5' 4" x 3' 10" (1.63m x 1.17m)

Dining room 10' 3" x 9' 7" (3.12m x 2.92m)

Sitting room 12' 7" into bay x 11' 11" (3.84m x 3.63m)

Inner hall 12' x 5' 8" (3.66m x 1.73m)

Study area 6' 2" x 3' 9" (1.88m x 1.14m)

Kitchen 10' 1" x 9' 8" (3.07m x 2.95m)

Utility room 8' 9" x 7' 6" (2.67m x 2.29m)

Bathroom 9' 10" x 5' 10" (3m x 1.78m)

Separate WC

First Floor

Bedroom 1 12' x 10' 3" (3.66m x 3.12m)

Bedroom 2 10' 2" x 9' 9" (3.1m x 2.97m)

Bedroom 3 12' 1" x 9' 7" (3.68m x 2.92m)

Outside There are double gates to the side of the property which lead to a parking area for a number of vehicles. The remainder of the garden is predominantly laid to lawn. There is a Hartley Botanic greenhouse and flower borders with trees and shrubs. The garden has open field views on two sides.

Overall, the plot measures approximately 0.2 acres.

Where? Woolverstone is a small village located approximately 4 miles south of Ipswich on the shore of the River Orwell. It is home to Ipswich High School for Girls and Royal Harwich Yacht club, MDL marina and a short way from Royal Hospital School. Ipswich mainline railway station is within reasonable travelling distance as are the A12/A14 trunk roads.

Important information Services - We understand that mains water and electricity are connected to the property. Drainage is via a private system and heating is via an oil-fired system.

Tenure - Freehold.

Council Tax Band E.

EPC rating - N/A Grade II Listed.

Property summary

An individual Grade II Listed 3 bedroom detached house that was constructed for the Berners family as one of lodge houses for Woolverstone Hall. The property offers period character and charm throughout and is set on a plot of 0.20acres that abuts open fields.


  • An individual 3 bedroom detached house
  • Grade II Listed
  • One of three former gatehouses that formed part of Woolverstone Hall
  • Overall plot of around 0.2 acres
  • Abuts open fields
  • Period character and charm throughout
  • 2 reception rooms
  • Off-road parking
  • Attractive gardens
  • Oil-fired central heating

Floor plan


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Ipswich branch

01473 232700
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