The Brook Inn, Washbrook, IP8
Key Features
- £27,562 per annum – fixed rent on a new lease
- One bed manager’s flat/living accommodation on 1st floor
- 60+ inside covers across two dining areas
- Bar with additional seating
- Large, surfaced car park for approx. 35 cars
- Community Owned building - Free of Tie
- Turnkey Opportunity, extensive fixtures and fittings
- Detached Village Pub and Restaurant
- Extensive patio with seating and large heated and enclosed garden barn with 20+ covers
- Pleasant prominent village location with mix of destination and local trade
Description
Excellent turnover 65% food sales , 35% drink sales – details on application
Nice Village location, just on the South-western outskirts of Ipswich. Excellent road links to A14 and A12. Regular public transport service to Ipswich and Colchester. Prominent central village position with outlook to open countryside at the rear.
A detached pub and restaurant premises, with two restaurant/dining areas (60 covers) and nice bar area with additional seating and log burner. Further outside covered dining space provided by Garden Barn which is heated and provides for a further 20+ covers. Extensive patio area with additional seating. Large surfaced car park with space for approximately 35 cars.
All mains services are connected.
£27,562 per annum, paid on a yearly basis – fixed rent terms available
New lease available to incoming tenants with fixed rent terms available.
Current Rateable Value (from April 2026) - £36,500
Map Location
Property details
- Tenure
- Ask Agent
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-07-18
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre · available to 88% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Predicted 4G and 5G signal; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Copdock Primary School349 metresNo Ofsted rating
- Ages
- 5 to 11
- Pupils
- 83
- Type
- Community school
- Sprites Primary Academy1.1 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 406
- Type
- Academy sponsor led
- Gusford Community Primary School1.3 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 518
- Type
- Academy sponsor led
- The Oaks Primary School1.6 milesNo Ofsted rating
- Ages
- 3 to 11
- Pupils
- 449
- Type
- Academy converter
- Sproughton Church of England Primary School1.7 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 103
- Type
- Academy converter
- Faith
- Church of England
Secondary
- Chantry Academy1.9 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 1,006
- Type
- Academy sponsor led
- Stoke High School - Ormiston Academy2.7 milesOfsted report card · Jun 2026
- Ages
- 11 to 16
- Pupils
- 811
- Type
- Academy sponsor led
- Ormiston Endeavour Academy3.9 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 793
- Type
- Academy sponsor led
- Ipswich Academy4.3 milesOfsted: Requires improvement
- Ages
- 11 to 18
- Pupils
- 981
- Type
- Academy sponsor led
- Holbrook Academy4.5 milesOfsted report card · Jun 2026
- Ages
- 11 to 16
- Pupils
- 584
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
Environment Agency open data, checked around the advertised map pin for the listed acreage. Long-term risk counts flood defences; the planning map's flood zones do not. The map pin for this listing marks the postcode area rather than the exact location, so these readings describe the surrounding area. Provided by LandSale, not the listing agent, and not part of the agent's particulars. Risk varies across a holding, so verify before committing.
Rivers and the sea
Planning map: Flood Zone 1.
Surface water
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
The Brook Inn, Ipswich
Contact The Brook Inn, Ipswich
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