3 Bedroom Terraced
£90,000
Kelsale, Near Saxmundham, Suffolk

Description

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Entrance hall, sitting/dining room, kitchen and utility room.
Three first floor bedrooms, family bathroom and separate WC.
Enclosed garden to front and rear.
On-street parking.
No onward chain.

For Sale By Timed Online Auction - 29th October 2025

Auction Legal Pack not yet available

Method of Sale
The property is being offered for sale by Unconditional Timed Online Auction on 29th October 2025 and on the assumption the property reaches the reserve price, exchange of contracts will take place upon the fall of the electronic gavel with completion on TBC 2025.  For details of how to bid please read our Online Auction Buying Guide.  

The seller’s solicitor has prepared an Auction Legal pack.  This will be available to view online and interested parties should Register online to receive updates.  If you are viewing a hard set of these particulars or via Rightmove or alike, please visit the Online Property Auctions section of Clarke and Simpson’s website to Watch, Register and Bid. 

Seller’s Solicitors
The seller’s solicitor is Flagship Conveyancing, 31 King Street, Norwich, Norfolk NR1 1PD; Email: conveyancing@flagship-group.co.uk. We recommend that interested parties instruct their solicitor to make any additional enquiries prior to the auction.

Note
For those wishing to bid at auction, it is essential that each buyer “wet” signs a copy of the Flagship Declaration of Interest Form and a Buyer Qualification Form. Please contact the agent for further details. 

Location 
The property can be found within the village of Kelsale, just over a mile from the centre of the popular town of Saxmundham.   Saxmundham offers excellent shopping facilities, including Waitrose and Tesco supermarkets, independent shops, a primary school, a medical centre and a railway station with connections through to Ipswich and London's Liverpool Street.  The unspoilt beauty of the Heritage Coast lies within a few miles and boasts the popular centres of Aldeburgh, Thorpeness, Southwold and Walberswick. Snape, home of the Aldeburgh Festival, is within easy reach, as is the RSPB Minsmere Nature Reserve at Dunwich.  The historic town of Framlingham lies about 9 miles to the west with excellent private schooling, and the county town of Ipswich lies about 22 miles to the south-west.   

Directions
Leaving Framlingham on Saxmundham Road, passing through the villages of Sweffling and Rendham  until you reach the junction with the A12. Head north bound on the A12 and take the first turning on your right signposted Carlton.  Continue towards the bottom of the hill.  With the primary school on your right take the turning on your left into Beaumont Cottages.  At the T-junction turn left and proceed round the roundabout and the property can be found on the right hand side in the corner almost opposite number 19.  

For those using the What3Words app: ///polishing.creatures.deferring

Description
18 Beaumont Cottages is a three-bedroom mid-terrace former local authority house built in 1945 of non-standard unity construction.  The accommodation is well laid out over two floors and comprises a front door leading to the entrance hall with stairs rising to the first floor landing and a door off to the sitting/dining room.  This is a dual aspect room with windows to the front and rear and wall mounted radiators.  A door from here leads into the kitchen where there is a window to the rear and a partially obscured glazed door to the garden.  There is a matching range of fitted wall and base units and a stainless steel single drainer sink unit with tiled splashbacks to roll top worksurfaces.  There is space for appliances, wall mounted radiator and a door that opens into a cupboard utility with a further door to the front and a high-level worktop.  There are stairs that rise to the first floor landing with access to the loft and doors off to bedroom one.  This is good size double bedroom with window to the front and wall mounted radiator.  Bedroom two is a further double bedroom with window to the rear, wall mounted radiator and built-in cupboard housing the Vaillant wall mounted gas-fired boiler.  Bedroom three is a single room with window to the front and wall mounted radiator.  The family bathroom has an obscured window to the rear, panel bath with mixer tap over and shower attachment, pedestal hand wash basin with tiled splashbacks, extractor fan and wall mounted radiator.  Separate WC with obscure window to the rear and low-level WC.

Outside
The property is approached from the highway via a shared pathway leading to the front doors of number 16 and number 18.  There is a garden which is mainly laid to lawn with close board fencing and hedging with established shrub and trees.  The rear garden is enclosed by close board and panel fencing and is mainly laid to lawn, at the end of which is a gate leading to scrubland not contained within the title being sold.

Note to Interested Parties
Please read and absorb the agents notes listed towards the end of these particulars.

Viewing - Strictly by appointment with the agent.  

Services - Mains water, drainage, gas and electricity.

Annual Maintenance Charge - The property has an annual grounds maintenance fee of £157.17.

Broadband - To check the broadband coverage available in the area click this link – https://checker.ofcom.org.uk/en-gb/broadband-coverage

Mobile Phones - To check the mobile phone coverage in the area click this link – https://checker.ofcom.org.uk/en-gb/mobile-coverage

EPC Rating = C (Copy available from the agents upon request).

Council Tax  Band A; £1,459.75 payable per annum 2025/2026.

Local Authority - East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 03330 162000. 

NOTES
1.      Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate. The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan.

The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.

3.     In the unlikely situation of our client considering an offer prior to auction, a premium price would have to be put forward and the purchaser would be required to sign the contract and put down a 10% deposit and pay the Buyers Administration Charge, well in advance of the auction date.  An offer will not be considered unless a potential buyer has read the legal pack and is in a position to immediately sign the contract.  The seller is under no obligation to accept such an offer.   It should be noted that Clarke and Simpson cannot keep all interested parties updated and at times will be instructed to accept an offer and exchange contracts without going back to any other parties first. Please note that in this instance Flagship have stated that the property will be sold by auction only.

Additional fees:  Buyers Administration Charge - £900 including VAT (see Buying Guide).  Disbursements - please see the Legal Pack for any disbursements listed that may become payable by the purchaser upon completion.

5.     The guide price is an indication of the sellers minimum expectations.  This is not necessarily the figure that the property will sell for and may change at any time prior to the auction.  The property will be offered subject to a reserve (a figure below which the auctioneer cannot sell the property during the auction) which we will expect to be set within the guide range of no more than 10% above a single figure guide.

October 2025