# 4 bedroom farm house for sale (IP14 4RE) ## Property Details | Key | Value | |-----|-------| | Address | WILLOW HOUSE, MENDLESHAM ROAD, STOWMARKET, COTTON, SUFFOLK IP14 4RE | | Price | £695,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Construction age | England and Wales: before 1900 | | Floor area | 213 m² | | Last sold | £660,000 Oct 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 12/06/2032 - **Current heating cost:** £1,184/year - **Est. upgrade cost to C:** £43,500 ### Recommendations - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2697-9160-2192-5701) ## Description **** **** A wonderful early 19th Century farmhouse with later additions situated in a generous plot of approximately one third of an acre and positioned on the borders of the village of Cotton with delightful open countryside views to the front and rear. The property has been significantly improved in recent years and benefits from double glazing, oil fired central heating and networked wiring throughout the property combined with the period features of the Georgian era with feature fireplaces, exposed brickwork and timbers. The accommodation extends to around 2400 sq ft and boasts a choice of reception rooms, four double bedrooms and two bathrooms. Externally Willow House enjoys established gardens, ample off-street parking and a number of outbuildings  **Part** **glazed** **entrance** **door** **to;** ****   **ENCLOSED** **PORCH:** **** With windows to side. Further stable door providing access to the hallway.  **HALLWAY:** **** Herringbone tiled flooring. Solid oak staircase to first floor with understairs storage area. Radiator. Doors to principal reception rooms.  **LIVING** **ROOM:** **** **** 14'8 x 14'3 (4.5m x 4.3m). A well-proportioned room with bay window to side and window to front aspect. Central feature brick fireplace with oak bressummer and wood burning stove. Exposed wall and ceiling timbers. Shelving to fireplace alcove. Wood laminate flooring. Radiator.  **SITTING** **ROOM:** **** **** 12' x 10' (3.6m x 3m). With window to front aspect. Painted timbered studwork and beams. Storage cupboard. Radiator. Wood laminate flooring.  **FAMILY** **GREEN** **ROOM:** **** **** 17'3 x 10'6 (5.2m x 3.2m). Situated to the rear of the property with central wood burning stove. Stable door to boot room. Further door to study. Contemporary style vertical radiator. TV point. Window to rear aspect. Ceiling downlights. Open archway through to kitchen.  **STUDY:** **** **** 12'2 x 8'6 (3.7m x 2.6m). Window to rear aspect. Central exposed chimney breast brickwork. Storage cupboard. Radiator and ceiling downlights.  **KITCHEN/DINING** **ROOM:** **** **** 24'2 x 14'9 (7.3m x 4.5m). A fabulous remodelled space with windows to front and side aspects in addition to fully glazed French doors out to the side terrace. Bespoke high gloss kitchen units and matching centre island featuring composite worktops and upstands with inset sink unit with mixer tap. Fisher and Paykel extra wide oven and grill with matching induction hob with glass extractor hood over. Twin Hotpoint fridge drawer units, Zip instant boiling and filtered cold tap. Wood laminate flooring. Twin radiators and ceiling downlights.  **BOOT** **ROOM/CONSERVATORY:** **** **** 9'5 x 7' (2.9m x 2.1m). Single glazed windows and French doors out to garden. Tiled flooring.  **REAR** **HALLWAY:** **** Providing stable door to garden. Doors to cloakroom and utility.  **CLOAKROOM:** **** Fitted with vanity unit with part concealed W.C., and top mounted wash hand basin with chrome mixer tap. Window to side and rear aspects. Wood laminate flooring. Radiator. Automatic sensor light. Ceiling downlights.  **UTILITY** **ROOM:** **** **** 10'8 x 9' (3.2m x 2.7m). A good size area with windows to side and rear. Range of storage base units with worktop and stainless-steel single drainer sink unit with mixer tap. Integrated water softener. Extensive range of wall shelving. Space and plumbing for washing machine. Wood laminate flooring. Radiator. Ceiling spotlights.  **First** **floor** ****   **LANDING:** **** A generous L-shaped landing area with triple windows to front aspect with truly magnificent views over open countryside. Two loft access hatches with partly boarded loft. Doors leading to bedrooms and walk-in storage room.  **BEDROOM** **1:** **** **** 15'3 x 14'9 (4.6m x 4.5m). Recently remodelled large double bedroom with window to side aspect and glazed French doors giving access to a private large roof terrace with AstroTurf and fine open countryside views to the rear. Door to;  **EN** **SUITE:** **** **** 7'6 x 4'5 (2.3m x 1.3m).Shower cubicle with pumped rain shower fitments, W.C. and vanity drawer unit with top surface mounted sink and mixer tap. Chrome towel radiator. Illuminated wall mirror. Ceiling downlights. Velux window to rear aspect.  **BEDROOM** **2:** **** **** 14'6 x 12' (4.4m x 3.6m). A generous double bedroom with window to front overlooking open countryside. Built-in wardrobe. TV point and radiator.  **BEDROOM** **3:** **** **** 15' x 8'8' (4.5m x 2.6m). Another double bedroom with window to rear aspect. Exposed studwork and beam. Radiator.  **BEDROOM** **4:** **** **** 11'2 x 8'5 (3.4m x 2.5m). A double bedroom currently utilised as a dressing room with range of built-in fitted wardrobes and drawers. Window to front aspect. Radiator. Solid wood flooring.  **BATHROOM:** **** **** 9'5 x 6'9 (2.9m x 2.1m). Panelled P-shaped bath with shower unit over, large vanity storage unit with top mounted Hudson Reed wash hand basin with mixer tap and matching W.C. Further storage cupboards. Tiled flooring. Painted exposed beams. Window to rear aspect. Towel radiator.  **OFFICE/STORAGE** **ROOM:** **** **** 10'2 x 8' (3.1m x 2.4m). A generous versatile room currently utilised for storage and office. Fuseboard. Hot water tank. Range of shelving.  **Outside** **** The property is situated off a country lane with off street parking to the front of the house for 2-3 vehicles, with further gated driveway to the side leading to the rear gardens and further ample parking. The front gardens are well stocked with lawned area and established borders. To the rear of the property is a large gravelled parking area for several vehicles, DETACHED GARAGE 10' x 16' (6.1m x 4.8m) with double timber doors, side courtesy door and window. This garage benefits from a recently upgraded separate electrical supply. Adjacent to the garage is a covered open CAR PORT and timber pergola with paved terrace. Situated to the rear of the garden is a large timber WORKSHOP 15'5 x 9'5 (4.7m x 2.9m) with power and lighting and extensive work benches. The gardens themselves are particularly delightful featuring vegetable garden with raised beds, greenhouse, compost area and seven bay log store. The gardens are predominantly lawn with well stocked side and central borders, specimen walnut tree, timber and metal storage sheds and a superb Granite paved terrace leading directly out from the kitchen/breakfast room for outdoor entertaining.  **AGENTS** **NOTE:** **** This property is owned by an employee of David Burr Woolpit  ## Property Photos - ![Photo](/listings/photos/85453116/1613811) - ![Photo](/listings/photos/85453116/1613812) - ![Photo](/listings/photos/85453116/1613813) - ![Photo](/listings/photos/85453116/1613814) - ![Photo](/listings/photos/85453116/1613815) - ![Photo](/listings/photos/85453116/1613816) - ![Photo](/listings/photos/85453116/1613817) - ![Photo](/listings/photos/85453116/1613818) - ![Photo](/listings/photos/85453116/1613819) - ![Photo](/listings/photos/85453116/1613820) - ![Photo](/listings/photos/85453116/1613821) - ![Photo](/listings/photos/85453116/1613822) - ![Photo](/listings/photos/85453116/1613823) - ![Photo](/listings/photos/85453116/1613824) - ![Photo](/listings/photos/85453116/1613825) - ![Photo](/listings/photos/85453116/1613826) - ![Photo](/listings/photos/85453116/1613827) - ![Photo](/listings/photos/85453116/1613828) - ![Photo](/listings/photos/85453116/1613829) - ![Photo](/listings/photos/85453116/1613830) - ![Photo](/listings/photos/85453116/1613831) - ![Photo](/listings/photos/85453116/1613832) - ![Photo](/listings/photos/85453116/1613833) - ![Photo](/listings/photos/85453116/1613834) - ![Photo](/listings/photos/85453116/1613835) - ![Photo](/listings/photos/85453116/1613836) - ![Photo](/listings/photos/85453116/1613837) - ![Photo](/listings/photos/85453116/1613838) - ![Photo](/listings/photos/85453116/1613839) - ![Photo](/listings/photos/85453116/1613840) ## Floorplans - ![Floorplan 1](/listings/photos/85453116/1613841) - Floorplan 1 ## EPC Graphs - ![EPC Front Page](/listings/photos/85453116/1613842) - EPC Front Page ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | WILLOW HOUSE MENDLESHAM ROAD, COTTON, STOWMARKET, MID SUFFOLK, SUFFOLK, IP14 4RE | £660,000 | 31/10/2022 | Detached | | WILLOW HOUSE MENDLESHAM ROAD, COTTON, STOWMARKET, MID SUFFOLK, SUFFOLK, IP14 4RE | £381,000 | 30/06/2011 | Detached | | WILLOW HOUSE MENDLESHAM ROAD, COTTON, STOWMARKET, MID SUFFOLK, SUFFOLK, IP14 4RE | £375,000 | 08/09/2009 | Detached | | WILLOW HOUSE MENDLESHAM ROAD, COTTON, STOWMARKET, MID SUFFOLK, SUFFOLK, IP14 4RE | £122,000 | 11/04/1997 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £383,919 (6 Other, IP14, 2024–2026) - **Deviation:** +81% ## Rental Range *ONS Price Index of Private Rents (Mid Suffolk). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £898/mo - **Realistic:** £998/mo - **Optimistic:** £1,098/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,147/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 4 Bed Detached House, Broad Road, IP14 | £953/mo | 4 | 0.85 miles | OpenRent | **Average rent: £953/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £119,125 - **Target investor price (1%):** £95,300 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £953/mo).* - **Gross yield:** 1.6% - **Cost-to-rent:** 60.8× - **Monthly cashflow:** £-1,904/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11.3% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £3,263/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 44.8% - **10y growth:** 364.7% ## House Price Index (HM Land Registry) *Official index for Mid Suffolk; All dwelling types series; as of April 2026.* - **1y growth (index):** 4.5% - **5y growth (index):** 10.9% - **10y growth (index):** 30.2% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)