Land for sale, 440 m²
Walsham-Le-Willows, Bury St. Edmunds, Ipswich
1.020.765 €
2.320 €/m²
Listed Aug 22, 2026
About this listing
At the end of a long private track, where open meadows give way to mature gardens and the surrounding countryside stretches uninterrupted to the horizon, Fishpond Farm feels wonderfully removed from the outside world. This Grade II Listed farmhouse, believed to date from the 16th century, enjoys a rare sense of peace and privacy, nestled within approximately four acres of established grounds and entirely embraced by farmland. Rich in period character yet effortlessly adaptable for modern living, the property combines a beautifully preserved farmhouse, a self-contained annexe and an impressive collection of traditional outbuildings, creating a lifestyle centred around space, nature and flexibility. From early mornings spent tending the vegetable garden to summer days by the natural swimming pond and evenings gathered around the warmth of an inglenook fireplace, Fishponds Farm offers a timeless countryside setting where every season can be truly enjoyed.
The Location
Fishpond Farm enjoys a delightful rural setting close to the highly regarded village of Walsham-le-Willows, positioned amongst the attractive farmland and open countryside that define this part of Mid Suffolk. The surrounding landscape offers an appealing sense of space, with quiet country lanes, established hedgerows and far-reaching views creating an environment well suited to country living.
Walsham-le-Willows is recognised as one of Suffolk's most popular villages, offering a strong community atmosphere together with a range of everyday amenities including a village shop, public houses, primary school and church. Rich in character and history, the village has retained much of its traditional appeal whilst continuing to support modern family life.
The surrounding countryside provides excellent opportunities for walking, cycling, horse riding and other outdoor pursuits, with numerous footpaths and bridleways weaving through the local landscape. The wider area is particularly attractive to those seeking a rural lifestyle, with farmland, country estates and picturesque Suffolk villages found throughout the region.
The historic market town of Bury St Edmunds is within easy reach and provides an extensive range of shopping, dining, leisure and educational facilities. Additional amenities and rail connections can be found at nearby Stowmarket and Diss, while the A14 offers convenient access towards Cambridge, Ipswich and the wider road network.
Fishpond Farm is ideally situated for those looking to enjoy the character of the Suffolk countryside whilst remaining well connected to local services, transport links and some of the region's most attractive market towns.
Introducing Fishpond Farm
Approached via a long private track that winds gently through meadowland and past an orchard, Fishpond Farm reveals itself gradually, creating a sense of arrival rarely found in today's countryside homes. Set at the very edge of the village and entirely surrounded by open farmland, this remarkable Grade II Listed farmhouse occupies an exceptionally private position, immersed in the tranquillity of its own landscape and far removed from the pace of everyday life.
Dating from the 16th century, the residence is a fine example of Suffolk's vernacular architecture, rich in period detail and historic character. Together with its adjoining self-contained annexe, traditional outbuildings and approximately four acres of gardens and grounds (stms), Fishpond Farm offers a lifestyle centred around space, privacy and connection to the countryside.
Reception Rooms: Heritage, Character and Warmth
The home's historic pedigree is immediately evident upon arrival. A striking brick-and-flint entrance porch, notable for its unusually late medieval architectural detailing, provides an elegant introduction to the interiors beyond. Throughout the house, centuries of craftsmanship have been carefully preserved, with exposed timber beams, original brickwork, inglenook fireplaces, mullioned windows and traditional tiled floors creating a wonderfully authentic atmosphere.
The reception hall, with its partly vaulted ceiling and principal staircase, forms the heart of the home and sets the tone for the accommodation beyond. Well-proportioned reception rooms unfold naturally from this central space, each enjoying views across the gardens and surrounding countryside.
The kitchen and dining room provide a welcoming setting for both everyday family life and entertaining. A cream-coloured Aga serves as the focal point, complemented by traditional timber cabinetry and ample space for additional appliances. The adjoining dining room centres around an open inglenook fireplace, creating an inviting backdrop for gatherings throughout the seasons.
Beyond, the sitting room is particularly impressive, characterised by a wealth of exposed beams, another inglenook fireplace with a wood-burning stove and beautiful mullioned windows that frame the surrounding landscape. Rich in texture and atmosphere, it is a room designed for quiet evenings, family celebrations and year-round enjoyment.
Additional practical spaces include a quiet study, a convenient cloakroom, functional utility room and ground-floor shower room, providing flexibility for modern living while remaining sympathetic to the property's historic character.
Self-Contained Annex: Flexible Living For Modern Lifestyles
One of Fishpond Farm's most appealing attributes is its adjoining self-contained annexe. Connected to the main house yet capable of functioning entirely independently, it offers exceptional versatility.
Comprising a kitchen and dining room with fireplace and wood-burning stove, a comfortable sitting room, double bedroom and en-suite shower room, the annexe is ideally suited to multi-generational living, guest accommodation, independent family members or those seeking supplementary income opportunities. Equally, it provides an attractive solution for those wishing to work from home while maintaining a clear separation between professional and personal life.
First-Floor Bedrooms: Characterful Accommodation Above
A beautifully crafted timber staircase, enhanced by a striking gallery-style wall and decorative detailing, rises to the first floor where exposed beams continue to celebrate the building's heritage.
The bedroom accommodation is arranged around generous landings, with a half washroom/bedroom half way up the staircase, and a further three double bedrooms. The principal suite enjoys its own en suite shower room, where exposed brickwork provides a characterful contrast to contemporary fittings. The remaining bedrooms are served by a well-appointed family bathroom, creating comfortable and practical accommodation for family and guests.
Gardens & Grounds: Secluded By The Beautiful Norfolk Countryside
The setting is every bit as captivating as the house itself. Established gardens surround the farmhouse, evolving naturally into areas of meadow and productive grounds that encourage a slower pace of life.
A substantial natural pond forms a particularly special feature, providing a natural focal point within the landscape and offering the rare opportunity for open-water swimming within the privacy of one's own grounds. Nearby, a productive vegetable garden and greenhouse support a more sustainable way of living, while open lawns and informal planting create a mature and established environment that changes beautifully with the seasons.
At every turn, the views extend across surrounding farmland, reinforcing the exceptional sense of peace and privacy that defines the property.
Outbuildings: Offering Exceptional Potential
Fishpond Farm benefits from an impressive collection of traditional outbuildings that enhance both the practicality and long-term potential of the estate.
A substantial 41-foot low barn faces onto a sheltered south-facing courtyard, creating an attractive and versatile outdoor space. Beyond lies a traditional Suffolk barn incorporating garage facilities, workshop areas and a first-floor studio room, ideally suited to creative pursuits, a home office or a business operated from home.
Additional storage buildings further support the property's rural lifestyle, and the existing structures offer exciting future possibilities, subject to the necessary consents.
A Lifestyle Beyond The Ordinary
Fishpond Farm is far more than a historic country house. It is a private rural retreat where heritage architecture, adaptable living accommodation and beautiful grounds combine to create a truly special way of life. Whether gathering around the Aga after a walk across the meadow, enjoying summer evenings beside the pond, welcoming extended family to the annexe or pursuing business and creative interests from the outbuildings, every aspect of the property has been shaped by its unique setting.
Agents Notes
Freehold.
Grade II listed.
Connected to mains water and electricity.
Septic tank (air system being installed).
Oil central heating system and an emersion hot water tank.
Please Note: The property is constructed using a timber frame system with an external brick skin.
EPC Rating: E
Disclaimer
Minors and Brady (M&B), along with their representatives, aren’t authorised to provide assurances about the property, whether on their own behalf or on behalf of their client. We don’t take responsibility for any statements made in these particulars, which don’t constitute part of any offer or contract. To comply with AML regulations, £52 is charged to each buyer which covers the cost of the digital ID check. It’s recommended to verify leasehold charges provided by the seller through legal representation. All mentioned areas, measurements, and distances are approximate, and the information, including text, photographs, and plans, serves as guidance and may not cover all aspects comprehensively. It shouldn’t be assumed that the property has all necessary planning, building regulations, or other consents. Services, equipment, and facilities haven’t been tested by M&B, and prospective purchasers are advised to verify the information to their satisfaction through inspection or other means.Show more
Key Stats
Key Stats
Plot Area440 m²
Price per m²2.320 €/m²
Listed on
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Location
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Estimated monthly payment
5.054 €/mo
Down payment10 % · 102.077 €
102.077 €918.688 € loan
Term
Total repayable1.516.308 €
Interest rate4.40 %
Representative estimate · Landomo is not a mortgage broker. · Rates updated April 2026