The Brook Inn, Washbrook, IP8
Key Features
- £27,562 per annum – fixed rent on a new lease
- One bed manager’s flat/living accommodation on 1st floor
- 60+ inside covers across two dining areas
- Bar with additional seating
- Large, surfaced car park for approx. 35 cars
- Community Owned building - Free of Tie
- Turnkey Opportunity, extensive fixtures and fittings
- Detached Village Pub and Restaurant
- Extensive patio with seating and large heated and enclosed garden barn with 20+ covers
- Pleasant prominent village location with mix of destination and local trade
Description
Excellent turnover 65% food sales , 35% drink sales – details on application
Nice Village location, just on the South-western outskirts of Ipswich. Excellent road links to A14 and A12. Regular public transport service to Ipswich and Colchester. Prominent central village position with outlook to open countryside at the rear.
A detached pub and restaurant premises, with two restaurant/dining areas (60 covers) and nice bar area with additional seating and log burner. Further outside covered dining space provided by Garden Barn which is heated and provides for a further 20+ covers. Extensive patio area with additional seating. Large surfaced car park with space for approximately 35 cars.
All mains services are connected.
£27,562 per annum, paid on a yearly basis – fixed rent terms available
New lease available to incoming tenants with fixed rent terms available.
Current Rateable Value (from April 2026) - £36,500
Map Location
Property details
- Tenure
- Ask Agent
- Council Tax Band
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- Date Posted
- 2026-07-18
Utilities & Restrictions
Utilities
- Electricity
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- Water
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- Heating
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- Broadband
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- Sewerage
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Rights & Restrictions
- Public Rights of Way
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- Private Rights of Way
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- Listed Property
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- Restrictions
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Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre · available to 88% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Copdock Primary School349 metresNo Ofsted rating
- Ages
- 5 to 11
- Pupils
- 83
- Type
- Community school
- Sprites Primary Academy1.1 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 406
- Type
- Academy sponsor led
- Gusford Community Primary School1.3 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 518
- Type
- Academy sponsor led
- The Oaks Primary School1.6 milesNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 449
- Type
- Academy converter
- Sproughton Church of England Primary School1.7 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 103
- Type
- Academy converter
- Faith
- Church of England
Secondary
- Chantry Academy1.9 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 1,006
- Type
- Academy sponsor led
- Stoke High School - Ormiston Academy2.7 milesOfsted report card · Jun 2026
- Ages
- 11 to 16
- Pupils
- 811
- Type
- Academy sponsor led
- Ormiston Endeavour Academy3.9 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 793
- Type
- Academy sponsor led
- Ipswich Academy4.3 milesOfsted: Requires improvement
- Ages
- 11 to 18
- Pupils
- 981
- Type
- Academy sponsor led
- Holbrook Academy4.5 milesOfsted report card · Jun 2026
- Ages
- 11 to 16
- Pupils
- 584
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
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Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
The Brook Inn, Ipswich
Contact The Brook Inn, Ipswich
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