Grove Farm, Lamarsh Road, Great Henny, Suffolk

This is a rare opportunity to purchase an attractive Grade II Listed farmhouse with land extending to around 300 acres on the Essex/Suffolk border.

Grove Farm has been in the same family for three generations and occupies an elevated position providing exceptional, uninterrupted panoramic views across the Stour Valley. The farmhouse offers flexible accommodation with potential to upgrade and modernise.

Grove Farmhouse
Dating back to the 16th century with sympathetic later additions, this charming farmhouse extends to approximately 4,500 sq. ft. The current layout is ideally suited to multigenerational living, whilst offering potential to be reconfigured into a substantial, elegant family home.

A covered walkway to the side of the property leads to a generous boot room and farm office. Currently utilised as ancillary accommodation, this in turn leads to a kitchen, shower room and a comfortable sitting room, with stairs rising to the first floor.

To the rear, a hallway opens to the well-appointed kitchen/breakfast room, complete with a range cooker and practical pantry. There is an additional ground floor shower room, a study and the main hall, which provides access to the rear garden. From here, two staircases lead to the first floor and down to the cellar.

The ground floor features a spacious dining room with a fireplace, whilst to the front of the farmhouse is a sitting room of similar proportions with a dual aspect allowing an abundance of light.

Upstairs, there are six bedrooms and a family bathroom, with four bedrooms including built-in storage. The principal bedroom is particularly impressive, with a dressing room and sash windows perfectly framing the spectacular countryside views.

Outside
To the rear of the property are formal grounds enclosed in a delightful walled garden with raised vegetable beds. Here you will find a self-contained studio and delightful conservatory, as well as a range of period outbuildings and stores.

The gardens to the front of the property are predominantly laid to lawn and include part of the old driveway and turning circle. The gardens lead to the historic parkland with far-reaching views over the rolling countryside.

To the side of the property is a garage block providing three bays and a further office/studio.

Farm Buildings
The buildings are located to the south and east of the farmhouse and consist of modern and traditional buildings set around a series of yards extending to almost 2.30 acres.

The buildings have a total floor area in excess of 30,000 sq. ft. with numerous opportunities for redevelopment and diversification - subject to obtaining the necessary planning consents.

Grain Store 1 (14m x 22.5m)
Of steel portal frame construction with part concrete block walling, the building houses 14 x 40t bins providing a total storage of 560 tonnes.

Grain Store 2 (9m x 22.5m)
Built as an extension to the first store, this is of more modern construction with a steel frame and concrete grain walling over a concrete floor, providing storage capacity of 450 tonnes.

Workshop (9.5m x 25.5m)
Of steel frame construction with roller shutter doors to front elevation.

Cattle Buildings (15m x 25m & 14m x 23m)
A pair of modern livestock buildings of steel frame construction with blockwork walls and Yorkshire boarding above, all over part concrete and part chalk floors.

Traditional Barns
A range of traditional barns of timber framed construction with weatherboard elevations under pantile roofs.

Development Barn
To the south-west of the yard are a range of older buildings which benefit from a full planning consent from Braintree District Council (Ref. 23/03068/FUL) for conversion to two dwellings (1 x 2 bedroom and 1 x 1 bedroom).

There are various other buildings spread across the site, including a number of covered yards and buildings of differing ages and construction. These may offer broad scope for alternative uses and redevelopment - subject to planning.

Arable Land
The arable land is mainly centred around the farmstead and extends to approximately 208 acres (84 Ha). The land slopes from the west to east, towards the Stour Valley, with more steeply sloping areas to the west and south. The land has been cropped on a rotation of winter cereals and sugar beet, all established through traditional methods of cultivation.

The land is classified as Grade 2/3 and mainly of the Ludford Association, providing well drained fine loamy soils over gravel or clay - suitable for cereals, sugar beet and other arable crops.

Grassland
The grassland extends to 94.76 acres (38.35 Ha) including an area of traditional parkland extending east from the farmstead. The majority of the pasture consists of low lying meadows adjacent to the River Stour, with a further area on higher ground to the south of the yard. The grassland is used for the production of hay and silage, and for summer grazing.
Stewardship

The farm is entered into an ELS/HLS Agreement and the purchaser will be required to take over the scheme and indemnify the seller against any penalty or clawback for the remaining term of the Agreement - further details of the scheme are available from the selling agent.

Holdover
The seller reserves a right of Holdover in respect of the harvest 2026 and of certain farm buildings, by agreement.

Sporting Timber & Mineral Rights
Are Included with the freehold, so far as they are owned. Please note that the seller intends to reserve the shooting rights, and appropriate areas of game cover, until 1 February 2028. The fishing rights are currently let on an annual basis to Billericay Angling Club.

Viewing Arrangements
Strictly by appointment only through the selling agent, David Ward

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Services
Mains electricity is connected to the house and farmyard, with a range of solar panels and battery storage providing additional power to the house. Water is from a private borehole. Heating is provided by a combination of a straw burner and oil fired boiler serving the house and ancillary accommodation. Drainage is to a private system. Fibre broadband is connected to the property.

Important Information
Tenure - Freehold

Council Tax Band - G
EPC rating - E

Local Authority
Braintree District Council
Causeway House
Causeway End
Braintree
CM7 9HB