Sold STC

Pyes Hall Farm House & Barns London Road,
Beccles, Suffolk

Guide Price £850,000

  • 7
  • 4
  • 3

Seven bedroom house in Wrentham

Key Features

  • Exciting Development Opportunity
  • Substantial Grade II Listed Farmhouse
  • 3.3acres (STS)
  • Collection of Former Agricultural Buildings
  • Well Connected via A12
  • Short Drive to Suffolk Coast

Property Description

PYES HALL The property sits beside a collection of former agricultural farm buildings, one of which is separately listed, on a plot which extends, in total, to 3.30 acres (subject to survey). 

Set back from London Road with a driveway providing plentiful parking and leading to two outbuildings, one of which currently serves as a garage and the other which is not currently accessible due to structural problems with the roof.

Entering via the side entrance gives access to a hallway with door leading to a double aspect reception room.  Further doors from the hallway give access to an inner hall, kitchen, storage cupboard, and under stairs cupboard with trap door leading to a sizeable cellar.  The final door from the hallway leads through to the boiler room with stairs rising to the first floor and door leading through to a utility room and two store rooms (which gives a suggestion that the house has possible links to use as a former dairy).  The kitchen to Pyes Hall is  located at the rear of the property, over-looking the garden, and links through to a central hallway with doors to the front and rear aspect.  A pantry is also accessed here together with the main staircase to the first floor.  Whilst not the original stairs, possibly added in C19, they are a particularly nice feature of the property with hand carved finials to the newel posts.  Along the front of the property there are three reception rooms, one currently used as a study and having a lovely example of a roll-moulded beam along with an attractive feature fireplace.  The second reception room is used as a formal dining room and holds the most exciting feature of Pyes Hall having stunning ornamental plasterwork to the ceiling, divided in to two halves with moulded cornices and decorative cartouches, one of which has been bisected by a later section of panelling.  The final reception room located on the east side of the Hall is used currently as a sitting room, this room has an open fireplace with wood burning stove, doors to side garden and window to front.

A rear hall and WC completes the accommodation on the ground floor.  On the first floor a split level landing runs along the rear of the property giving access to five bedrooms and a family bathroom.  Two of these bedrooms have en-suite facilities and all rooms have many period features.  Access to the rear first floor section of the property is via the en-suite bathroom to bedroom 2.  From here there are two further bedrooms and a dressing room.

The second floor is accessed via two doors on the main landing although one staircase is extremely narrow which currently limits the use.  The second staircase rises to a generous size room on the east section of the Hall with a window in the gable end.  A hinged section of wood drops down across the staircase to enable access to the inner section of the second floor, this area is significant in size and houses the cold water tank for the property.  A dormer window looks to the rear of the house.  Beyond this room is a third attic room which has a window over-looking the front aspect.  This floor provides an incredibly exciting opportunity but prospective purchasers will need to liaise closely with the Council and, in particular, the Conservation Officer to investigate how this space can be incorporated in to the rest of the house.

Outside, the front garden is laid to lawn currently bisected by hedging.  Part of the garden on the east side is walled and it is believed at some point in the past that the grounds to the front also included a tennis court - no evidence can be found of this today.  The rear garden is also laid to lawn and there is access to a garden store, outside WC, oil store and coal store. 

THE BARNS Sitting to the South of Pyes Hall are a collection of barns, one of which is listed separately with English Heritage.  In 2019 a pre-application was made to East Suffolk District Council to explore the possibility of converting these structures.  Full details of the advice given by the Council is available to view at the Agents office.

AGENTS NOTES The sale of Pyes Hall and adjoining Barns will necessitate a transfer of part as the land currently forms part of a larger estate.

Access rights will be retained for the benefit of the adjoining Pyes Hall Cottages together with a right for services.

An overage provision will be incorporated in to the contract to cover any additional dwellings that are successfully obtained planning permission.  The exact terms of this overage are yet to be documented.

The second floor of Pyes Hall and many of the outbuildings are not considered structurally adequate.  Caution is therefore strongly advised when viewing.  It is imperative that viewers are accompanied at all times by a member of the Durrants team.

SERVICES Mains water, electricity are connected.  Drainage is to a septic tank. Central heating is provided by way of oil (Durrants has not tested any apparatus, equipment, fittings or services and so cannot verify they are in working order.)

VIEWING Strictly by appointment with the agent's Southwold or Beccles Office.

LOCAL AUTHORITY East Suffolk District Council.​​

Property Location

To enlarge the floorplans please click on the plans.

Virtual Tour

Train Stations

  • Brampton (Suffolk) Rail Station 4.91 miles
  • Oulton Broad South Rail Station 6.59 miles
  • Beccles Rail Station 6.60 miles
  • Halesworth Rail Station 6.78 miles
  • Oulton Broad North Rail Station 7.24 miles


  • Costcutter, Lowestoft 3.59 miles
  • Costcutter, Lowestoft 3.59 miles
  • Somerfield, Southwold 3.77 miles
  • Morrisons, Lowestoft 5.24 miles
  • Rainbow, Lowestoft 5.76 miles

Primary Schools

  • Reydon Primary School 2.79 miles
  • Brampton CofE VC Primary School 3.27 miles
  • Southwold Primary School 3.68 miles
  • Kessingland Church of England Primary Academy 3.84 miles
  • Carlton Colville Primary School 4.60 miles

Secondary Schools

  • Pakefield School 5.75 miles
  • Beccles Free School 6.04 miles
  • Sir John Leman High School 6.45 miles
  • East Point Academy 6.84 miles
  • Ormiston Denes Academy 8.55 miles

Distances are as the crow flies and the property listed may not be in the schools catchment area.

Contact our
Southwold office

Georgia Lee
Residential Sales Manager - Southwold

98 High Street, Southwold, Suffolk, IP18 6DP

01502 723292
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