Historic Country Estate with Guesthouse and Office on 7 Hectares

Located at the end of an unpaved road in the Achterhoek region, this hide-away country estate in Joppe offers a rare combination of historic charm and modern sustainability. Surrounded by orchards, forests, hedgerows, and meadows, the property spans over 7 hectares and features a characterful residential farmhouse dating from 1897 along with three independent outbuildings: a guesthouse, a bright office or workspace, and a spacious garage with atelier and hay barn. The estate holds an energy label B.

The property has obtained the prestigious status of an independent estate under the Natuurschoonwet 1928, the Dutch Nature Beauty Law. This status was achieved through the thoughtful planting of woodlands and additional vegetation. While not open to the public, this designation comes with notable fiscal advantages, including a low WOZ value and exemption from transfer tax under certain conditions related to maintenance obligations. The farmhouse with its outbuildings and hay barn is fully classified under the NSW regulations.

The estate is set within the characteristic coulisse landscape of the Achterhoek, where hedgerows, wood walls, and open meadows create a picturesque backdrop that is maintained across the private grounds. The rural location is exceptional: surrounded by nature and within walking distance of the Gorsselse heide. The Hanseatic cities of Deventer and Zutphen are approximately fifteen minutes away by car, offering secondary schools, theaters, and cinemas. The property enjoys convenient access to main roads and is close to primary schools, sports clubs, mountain bike routes, and the welcoming village center of Gorssel, which features high-quality shops including a cheese and wine shop, bakery, butcher, and greengrocer. At the beginning of the Marsweg lies De Veldhof, a permaculture market garden for vegetables, herbs, and fruit.

Outdoor living defines this property across all four seasons, offering peace and freedom. The low hedge at the front creates an open connection between the house and the adjacent forest. At the rear, the view becomes even more expansive. A large terrace runs the full width of the residence, flanked by the outbuildings on either side, and overlooks the back of the estate. From the living room, master bedroom, and terrace, one can take in the grasses, birch forest, and woodland edge of the private grounds. The property provides complete freedom and privacy, with various seating areas nestled under the trees.

The grounds include a well-established vegetable garden with strawberries, beans, cabbages, flowers, and lettuce. Berry bushes are abundant, featuring raspberries, blackberries, blueberries, and red and black currants. Fruit trees including apple, pear, and cherry complement an organic herb spiral and an insect hotel. There are ample possibilities for creating a food forest. Near the vegetable garden, a substantial wood storage area and an outdoor toilet have been thoughtfully integrated. The property is ideal for those seeking self-sufficient living or simply wishing to live close to nature.

A chicken coop with a spacious run provides fresh eggs. From April through October, sheep graze on the land, enhancing the natural experience while keeping grasses, herbs, and other plants short. In designated areas, they effectively take over the work of mowing equipment. The estate is regularly visited by roe deer, hares, and badgers, which can be observed using the wildlife camera positioned along the woodland edge. In collaboration with Landschapsbeheer Gelderland, over 800 young trees were planted last year to promote biodiversity and establish a new hedgerow.

The main residence is a distinctive residential farmhouse. The sandy road ends at the private grounds, where a generous driveway leads past the hay barn with solar panels, the garage, and the workshop. Through the iron entrance gate, the front door on the side of the house is reached. The entrance opens into a hall with a guest toilet and provides access to the rest of the ground floor.

On the ground floor, the spacious and bright kitchen serves as the heart of the home. It is centrally positioned with room for a long table and features a large fireplace. A new solid oak floor brings warmth and character to the space. The kitchen is equipped with built-in appliances installed in 2015, a Quooker, and a generous walk-in closet. Adjacent to the kitchen is a utility room housing the central heating boiler from 2018 and connections for a washing machine.

From the kitchen, the living room opens up with a work area, a cozy seating area arranged around a wood stove, and an open mezzanine space, beneath which lies the cellar. Exterior access is available from here as well, and the view extends across the rear of the estate. The master bedroom, positioned en suite to the living room, shares this same view. The en suite bathroom is equipped with a bathtub, double vanity, walk-in shower, toilet, and marble flooring.

Stairs from the kitchen lead to the first floor landing, which provides access to three bedrooms, a bathroom, and a spacious attic. The rear bedroom features a Velux skylight and a new parquet floor. The two front bedrooms include dormers and built-in wardrobes. The bathroom on this level is fitted with a shower, sink, and toilet.

The roof of the residential farmhouse was completely renewed in 2020. It was insulated and the thatch was replaced with roof tiles. Two dormers were added at the front, new Velux roof windows were installed, and zinc gutters were fitted throughout.

The three outbuildings each possess their own distinct character. The former bake houses were completely renovated in 2019, including full insulation and sustainability upgrades, new roofs, and contemporary interior fittings. They stand as independent structures on either side of the main farmhouse, each with its own atmosphere and French doors opening to the outdoors.

The guesthouse is situated to the left of the main residence. It functions as a fully independent accommodation with its own entrance, meter cupboard, central heating, and underfloor heating throughout. The modern bathroom includes a walk-in shower, toilet, and natural stone sink. The high-ceilinged living space features a parquet floor, a wood stove, and French doors leading to the terrace and garden. This building can serve as guest lodging or as a workspace.

The light office space is located on the opposite side of the farmhouse. Open all the way to the ridge, this bright space features an oak parquet floor and underfloor heating. It has its own entrance and meter cupboard. French doors open onto the terrace and offer the remarkable view over the garden and surrounding forests, making it an inspiring place to work.

The spacious workshop and garage accommodates two vehicles but could equally serve as an atelier. Currently used as a workshop, the space is well insulated, includes a wood stove, and has French doors to the garden.

The open hay barn measures 11.25 by 5.28 meters and is equipped with solar panels. Inside, there is an enclosed storage room and garage measuring 2.89 by 4.18 meters, fitted with electricity and three-phase power, as is the other garage and workshop. A new canopy has been added at the rear, providing additional covered outdoor space that is versatile in its potential uses.

The garden and surrounding plots are nestled among meadows and forests, including a rabat forest. The beautifully landscaped garden incorporates various water features. The remaining parcels are largely designated for agricultural use and are currently serving as pasture for cattle. The estate is also well suited for equestrian enthusiasts. According to the zoning plan, a horse arena is permitted on part of the property.

The property encompasses 255 square meters of living area, 20 square meters of additional indoor space, and 63 square meters of external storage. The total plot extends to 71,390 square meters, and the property volume measures 1,106 cubic meters. The estate includes 7 rooms with 5 bedrooms, 3 bathrooms, and 1 separate toilet. Bathroom amenities comprise 3 showers, a double vanity, a bathtub, 3 toilets, underfloor heating, and 2 additional sinks. The property spans 5 levels and includes an attic and a cellar. Features include balanced ventilation, skylights, fiber optic connectivity, mechanical ventilation, a chimney flue, and solar panels.

The energy label is B, with insulation provided through roof insulation, partial double glazing, wall insulation, and secondary glazing. Heating is supplied by a gas-fired Remeha Calenta combination central heating boiler installed in 2018, which is owned by the property. Partial underfloor heating and a heat recovery system further contribute to energy efficiency.