Main RoadKelsale, Saxmundham, Suffolk, IP17 2QU

Kelsale Court is an impressive former Georgian rectory, partially restored and renovated to an exceptional standard, offering one of the most exciting residential projects in East Suffolk. This grand property provides a unique opportunity to complete the transformation into a majestic family home, set within beautiful, historic surroundings.

The heart of Kelsale Court dates back to around 1810, originally built as a rectory for Reverend Lancelot Brown, grandson of the renowned landscape architect Lancelot 'Capability' Brown. This Grade II listed building is recognized for its special architectural and historic interest, with a wealth of period features that have been meticulously preserved. Among these are elegant sash windows, a Doric portico, and fine original chimneypieces and cornicing, all contributing to the house's timeless charm.

Described by East Anglian architectural historian Leigh Alston (Oxon) as one of the "Finest Georgian Rectories to be found in Suffolk," Kelsale Court stands as a testament to the architectural excellence of its time, offering both historical significance and enduring charm.


Typical of Georgian architecture, Kelsale Court boasts wonderfully proportioned, light-filled rooms with high ceilings that create a spacious and inviting atmosphere throughout. The accommodation is spread across three floors, with the layout designed to flow seamlessly from room to room, ideal for both family living and quality entertaining.

The front of the house has undergone a comprehensive and sensitive restoration, resulting in beautifully restored rooms finished to a high specification. The rear section of the property, which benefits from listed planning permission, offers a remarkable opportunity to further develop the space. Plans include the creation of an impressive central atrium, an amazing kitchen, and an expansive entertainment area, along with additional bedroom accommodation.

The front door opens into a generous reception hall, featuring an elegant sweeping staircase leading to the first and second floors. Wide double doors topped with fanlights open into the glorious drawing room and a study. The drawing room is particularly impressive, with a handsome period chimneypiece, wide oak floorboards, and an abundance of natural light streaming through south-facing sash windows with original working shutters.

Opposite the drawing room, the double-aspect library/study is a space of quiet sophistication, boasting a superb mahogany bookshelf, another charming chimneypiece, and more sash windows. French windows in the library provide direct access to the garden, blending indoor and outdoor living.

The formal dining room, with its fine chimneypiece, wide oak floorboards, and sash window, also features two alcoves and a door leading out to what will become the atrium and through to the new kitchen. The current kitchen, enjoys a double aspect with French windows opening onto a small decked terrace. It is fitted with a range of base units, granite work surfaces and a Rangemaster oven. A staircase from the kitchen descends to a full-height cellar, which includes a spacious wine cellar with brick-built wine bins, ideal for the wine connoisseur.

The bedroom accommodation is equally impressive, spread over the first and second floors. On the first floor, there are three elegantly proportioned, south-facing principal bedrooms, each filled with natural light and benefiting from en suite shower or bathrooms by Fired Earth. One of the bedrooms includes a dressing room and an adjoining bathroom with a roll-top bath and separate shower. Another bedroom features a superb shower room, while the third bedroom has a fabulous adjoining bathroom with a roll-top bath and a large separate shower.

The second floor offers three additional bedrooms, all with Fired Earth en suites, alongside a generous games/playroom and a useful galley kitchen and pantry, perfect for preparing refreshments and storing snacks.

The rear wing of Kelsale Court is ripe with potential, benefiting from listed planning permission that allows for the creation of an exceptional entertainment area. Currently divided into several storage rooms and an annexe on the ground floor, with a principally open-plan space on the first floor, this area offers endless possibilities for further development.

Grounds

The grounds of Kelsale Court are steeped in history, much like the house itself, creating a unique and captivating setting. As you wander through the garden, you'll encounter several magnificent mature trees, each telling its own story of the centuries gone by. Among them stands a venerable green holm oak, estimated to be over 400 years old. This impressive tree is not only a testament to the passage of time but is also the second oldest tree in the village, a living piece of the area's rich natural heritage.

The garden's enchanting pathways lead you through a variety of picturesque scenes. One of the most striking features is the English yew tunnel, a distinctive architectural element that guides you towards the cart lodge. This tunnel, with its dense, dark foliage, creates a sense of mystery and seclusion, offering a tranquil passageway reminiscent of times long past.

As you continue to explore, you'll discover an ancient coppiced hazelnut tree, its twisted branches reflecting centuries of careful management. Nearby, ornamental cherry trees add a burst of colour to the landscape, their delicate blossoms providing a vibrant contrast to the garden's more ancient elements.

In the winter months, the garden undergoes a magical transformation as a carpet of delicate snowdrops emerges, blanketing the ground in a sea of white. This seasonal display adds a serene and almost otherworldly beauty to the estate, making it a truly picturesque scene that enchants visitors year after year.

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