5 Bed  

High Street, Gislingham, Suffolk

Property Features

Reception Rooms:4

About the Property

Dating from 1450 during the reign of Henry V1, this substantial and impressive farmhouse has evolved over the centuries to provide first class 21st Century living space. Arranged over three floors and set in a little under half an acre, this fabulous home offers 5 bedrooms, 3 reception rooms and numerous ancillary space.

  • 5 Bedrooms
  • 3 Reception Rooms
  • Study
  • Office
  • Good ancillary space
  • Grade II Listed
  • 0.438 Acres (0.177 Hectares)

Property Photos

Property Details

Location & Setting

Gislingham is a well served Suffolk village set amidst a network of country lanes and beautiful rural countryside bordering the Thornham Estate which invites public access across the fields and woods.. The village attracts a wide variety of people and contains a lovely range of period buildings along with carefully designed modern homes. Village facilities include a Village Shop with Post Office van visiting twice a week at the VIllage Hall. The village retains a Pub and features an interesting period Parish Church along with an excellent 21st Century built Primary School. Furthermore, villagers can take advantage of a variety of village clubs and societies many of which centre around the traditional Village Hall. The location, whilst rural, is well placed for access to the surrounding main towns and employment centres including Stowmarket, Ipswich, Bury St Edmunds and Diss. For the rail commuter mainline stations can be found at Stowmarket & Diss with services to London Liverpool Street with from Bury St Edmunds, connections to Cambridge and the north.

Princes Farmhouse significantly sits close to the Parish Church which when one considers the age, nature and status of this building, illustrates the fact few if any other dwellings would have been close by. Now, today, the farmhouse sits centrally within the village, slightly elevated from the road and quite discreet from passing traffic behind the tree and hedge lined boundary.


Princes Farmhouse has evolved through history from as early as 1450 with Henry VI on the throne and when this building could arguably have been the most significant building in the village after the Church. With additions through 1550, 1650 and 1992 the house has moved with the times and it is remarkable to think what history this property has seen pass by over the centuries. The present owners have enjoyed the property for around twenty two years with the previous owners having been custodians some fourteen years themselves so this property is certainly a 'keeper'. Set within splendid gardens, themselves comprising a number of enjoyable 'rooms', of a little under half an acre, the house itself offers living space across three floors in addition to a useable cellar. The ground floor comprises three principal reception rooms each showing fine timbering and all of good headroom. Beyond lies a fabulous farmhouse kitchen complete with Aga along with a Snug plus recent alterations, to the former double garage, creating an Office, Boot Room and spacious Larder. The first floor, approached via two staircases, comprises three double bedrooms along with bathroom and stylish en suite to the stunning Master Bedroom. The top floor provides two further bedrooms and useable attic. Unlike many cellars in such properties, this particular space is a functioning Music Room, lined and insulated and kitted out to satisfy the keen musical interests of the owners.

This well presented and clearly maintained quality farmhouse contains a whole host of period details as one would hope for in a building of this age not least, inglenook fireplaces, chamfered timbers, fabulous close and straight timbering, mullion windows, shutter grooves, ledged doors and wide floorboards. Modern conveniences include an oil fired Aga and oil fired radiator heating. Broadband, quality bathroom fittings along with first class hand built kitchen units complete with well above average Italian granite worktop and limestone flooring.

Entrance Hall

Whilst not the 'everyday' entrance, the original entrance position is intact with hard wood panelled outer door opening to the brick floored space to the side of the main chimney from where a newel stairs rises to the first floor complete with Georgian pine cupboard door beneath. Exposed studwork.

Drawing Room

17'9 x 15'10 (5.41m x 4.83m)
A superbly timbered room with close straight stud work along with chamfered bridging beam and ceiling joists setting a height of approximately 7'' 6 in height. An inglenook fireplace has canopy hood, brick hearth suitable for a dog grate fire. A sizeable ovolo mullion type window provides an outlook to the front garden along with a casement window to the side looking out to the main garden space. Evidence of a further mullion window can be seen in the rear wall, now filled in yet with a historic shutter groove. Two wall light points. Double radiator. Television point etc. An oven recess, to the side of the fireplace, now removed provides access to the Kitchen.

Dining Room

17'1 x 15''6 (5.21m x 4.57m)
Laid with a brick floor and with corresponding inglenook fireplace housing a woodburning stove set on a brick hearth and with shelved recess to one side. Further extensive timbering including chamfered ceiling joists. Casement window to the front elevation. Four double wall light points. Double radiator. An early boarded door provides access to a secondary staircase with cupboard beneath enclosed by a panelled door. A Georgian part glazed door leads to the Kitchen. Together, the two reception rooms with the Kitchen offer a comfortable circular flow around the ground floor.

Rear Hall

13'1 x 5'1 (3.99m x 1.55m)
Laid with pamments and with panelled outer door complete with glazed upper panes. A section of wall is exposed as a feature illustrating wattle & daub construction along with a mullion window. Three double wall light points. Timbering. Single radiator


With suite comprising wash basin and low level wc plus single radiator all set on a brick floor. Casement window.

Sitting Room

17' x 14'6 (5.18m x 4.42m)
A third reception room again well timbered and with double aspect windows. Double radiator. Television point etc. A trap door within the floor provides access to the Cellar.


14'2 x 12'1 (4.32m x 3.68m)
Approached via a staircase to a vented lined space within the outer brick casing and lime floor. Headroom comfortably above 6'.


19'9 x 14' (6.02m x 4.27m)
Believed to be OF 1650 origins when Charles II was on the throne and frequenting Newmarket, establishing the town as the Headquarters of British Horseracing. This vaulted space complements the house and is a social 'all day' space particularly with the Snug sitting to one side. Kitchen units comprise a bespoke range of cabinets in a traditional cupboard style topped off by the most gloriously detailed Italian granite all set on an Italian Limestone floor. Features include Butlers sink, integrated Bosch dishwasher, island Butchers block style unit plus fireplace housing a 4 oven Aga. Timbering includes former evidence of a further mullion window with glazed windows providing an outlook to the front gated entrance and the Village Green and sign. Two Velux windows provide yet further natural light. A step up across the inner width of the room links the Kitchen with the reception rooms and Rear Hall along with the Snug. A stable type door leads out to the sheltered terrace and generous gardens.


9'4 x 8'11 (2.84m x 2.72m)
Laid with a brick floor set off by further exposed timbering. A casement window provides an outlook to the garden. Single radiator.

Utility Room

14'5 x 5'11 (4.39m x 1.80m)
With brick floor and exposed red brick. Casement windows to each end and fitted units across two walls providing storage within French oak style units with granite effect worktop above. Plumbing for washing machine. Carron Phoenix Ceramic single drainer sink unit with mixer tap. Cat flap. A stable type door leads through to the...

Boot Room

13'1 x 10' (3.99m x 3.05m)
Further matching units and work surfaces plus stainless steel sink unit all set on a pamment floor. A corner cupboard houses the Worcester oil fired boiler supplying domestic hot water and radiators throughout. Water softener. Double radiator. Access to single storey loft space via drop down hatch complete with wooden folding loft ladder to a space with light and boarding.. A hardwood stable type door leads outside with further doors leading to....


11'8 x 9'7 (3.56m x 2.92m)
Laid with pamment tiles and with windows to front and side elevations. Single radiator. Telephone point, Broadband etc.


11'8 x 8'1 Max (3.56m x 2.46m Max)
Complete with timber racking/shelving.

First Floor Accommodation

The traditional newel stairs rise to an initial landing space alongside the red brick chimney, the stairs having been rebuilt in oak. The stairs continue onwards to the Attic above. A mullion window provides an outlook to the front and a notable chamfered door frame and door opens to the Master Bedroom.

Bedroom 1

17'7 x 15'10 (5.36m x 4.83m)
A superb heavily timbered room complete with red brick fireplace and wide boards currently beneath carpet. A full complement of timbers include evidence of a sizeable now filled window opening within the rear wall. A casement window to the gable end along with a ovolo moulded mullion window to the front elevation. Double radiator. Four single wall light points.

En Suite

Well appointed and properly fitted with cabinet work along one side providing storage and surfaces and accommodating twin Heritage basins fitted with 1924 crosshead taps. Low level wc. Single radiator. Exposed timbers including mullion window. Vanity lighting.

Attic Room

23'6 x 10'6 Purlin to Purlin (7.16m x 3.20m Purlin to Purlin)
Approached from the Master Bedroom Landing via a further newel stairs and into a converted space of wide floorboards, gable window and full complement of roof timbers. Measurement includes red brick chimney alongside which a low doorway connects with bedrooms beyond. Night storage heater.

The remaining first floor and attic floor rooms are approached in the main from the stairs rising from the Dining Room.

Galleried Landing

Approached from the Dining Room this sizeable space serves two further bedrooms and bathroom in addition to the upper two bedrooms approached via a spiral staircase.

Bedroom 2

15'6 x 7'4 (4.72m x 2.24m)
With casement window to the front elevation. Built-in wardrobes. Double radiator. Dimmer switching. Recessed shelving.

Bedroom 3

16'2 x 7'6 (4.93m x 2.29m)
With casement window to the front elevation and further built-in double wardrobes. Dimmer switching. Double radiator.


Oak floored and fitted with a Heritage suite comprising pedestal wash basin, low level wc and panelled bath with shower attachment over plus double tiled shower enclosure with dual shower heads. Shelved linen cupboard. Traditional style heated radiator with towel rail.

Attic Landing

The spiral stairs rise to a landing space from where doors lead off to each of the two remaining bedrooms.

Bedroom 4

11'8 x 10' (3.56m x 3.05m)
With gable window and exposed floorboards. Deep cupboard. Night storage heater.

Bedroom 5

14'7 x 11'10 (4.45m x 3.61m)
A lovely room with dormer window to the front elevation. Exposed floorboards. Night storage heater. A small door connects the two sides of the attic alongside the chimney.

Gardens & Grounds

Princes Farmhouse is set back from the road in a slightly elevated position behind a well established roadside boundary providing good privacy. The gated driveway leads up off the road to a pea-shingle drive turning left and right and consequently providing good vehicular access and storage for trailers, caravans and the like. The house sits at right angles to the road and faces onto the Orchard which stands beyond the old farmhouse wall. The orchard is enjoyed as a wild flower meadow during the season with pathways cut amongst the fruit trees. A brick pathway extends across the front of the house inside the wall and with wisteria in bloom at the time of my visit, reminded me of Monets house at Giverny.

With vehicles left on the drive on the road side of the house, the gardens are not impacted by comings and goings and extend away from the house in a series of 'rooms'. Beautifully laid out with lawns and planted borders and beds, well established trees and those establishing themselves provide height and detail complementing the different areas. From the Kitchen a flagstone terrace serves as an ideal sitting out space and for al fresco entertaining a brick pier pergola further into the garden is clad in a a variety of climbing plants creating a Mediterranean holiday feel, Beyond lies a well stocked wildlife pond with plants in abundance and a decked sitting out space beneath a canopy with a lovely view towards the house. Further on lies more sitting out space ideal for a small table and chairs. The gardens continue on round to the CAR PORT/WORKSHOP BUILDING designed with an enclosed workshop/store and open adjacent space suitable as a cart lodge car port.

The garden spaces are beautifully broken up and walk well, flowing from one part to another. Three garden sheds will remain along with a Chicken Run. The oil storage tank has a capacity of 2447 Litres (538 Gallons). A well is concealed beneath the terrace adjacent to the Kitchen.


Mains water, electricity and drainage are connected to the property.

Wayleaves & Easements

The property is sold subject to and with all the benefit of all wayleaves, covenants, easements and rights of way whether or not disclosed in these particulars.

Important Notice

These particulars do not form part of any offer or contract and should not be relied upon as statements or representations of fact. Harrison Edge has no authority to make or give in writing or verbally any representations or warranties in relation to the property. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all the necessary planning, building regulation or other consents. Harrison Edge have not carried out a survey, nor tested the services, appliances or facilities. Purchasers must satisfy themselves by inspection or otherwise. In the interest of Health & Safety, please ensure that you take due care when inspecting any property. See also notes on Viewing below relative to Covid-19.

Postal Address

Princes Farmhouse, High Street, Gislingham, IP23 8HS

Local Authority

Mid Suffolk District Council, Endeavour House, 8 Russell Road, Ipswich IP1 2BX. Telephone: 0300 123 4000

Council Tax

The property has been placed in Tax Band F.

Tenure & Possession

The property is for sale freehold with vacant possession upon completion.

Fixtures & Fittings

All items normally designated as tenants fixtures & fittings are specifically excluded from the sale unless mentioned in these particulars.


By prior telephone appointment with the vendors' agent Harrison Edge T: +44 (0)1379 871 563 07542 965 660 *** Covid-19 - No more than two related viewers will be admitted to the property and assurances must be provided neither party has Covid-19 symptoms or has suffered from the illness. Viewers must bring with them appropriate PPE. ***


Gislingham is easily found from the A140 via Thornham Magna. Follow the signs to the village and once in Gislingham follow the road past the church where Princes Farmhouse will be the second property on the left, just around the bend, marked by a For Sale sign.


Gislingham is easily found from the A140 via Thornham Magna. Follow the signs to the village and once in Gislingham follow the road past the church where Princes Farmhouse will be the second property on the left, just around the bend, marked by a For Sale sign.


By prior appointment with the vendors agent Harrison Edge T: +44 (0) 1379 871563


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