3 Bedroom End of Terrace
£140,000
Leiston, Suffolk

Description

---

Entrance hall, downstairs cloakroom, sitting/dining room and kitchen.  Family wet room and three bedrooms.  Gardens to front and rear.  Off-road parking.

No onward chain.

For Sale By Timed Online Auction - 15th December 2025

Method of Sale
The property is being offered for sale by Unconditional Timed Online Auction on 15th December 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 26th January 2026.  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 and Buyer Qualification Forms. Please contact the agent for further details. 

Location 
17 St Margarets Crescent is a short walk from the centre of the amenities of the town.  Leiston benefits from a high street which offers a good variety of independent retailers, together with a Co-operative supermarket.  There is also the popular Leiston Film Theatre, a post office, a library, museum, garage, a number of public houses, Leiston Primary School with nursery and Alde Valley High School.  Saxmundham lies about three miles to the west where there are further facilities, including Waitrose and Tesco supermarkets, and rail services to Ipswich with some direct trains through to London's Liverpool Street station.  The Heritage Coast, with the popular coastal villages and towns of Thorpeness and Aldeburgh, is within two miles. The county town of Ipswich lies about twenty miles to the south-west. 

Directions
Approaching Leiston from the Saxmundham direction entering via Waterloo Avenue, take the third turning on your left into St Margarets Cresent.  Bear left round the corner and number 17 is the first on left hand side and identified by a Clarke & Simpson For Sale board.

For those using the What3Words app: ///cycles.remaining.olive

Description 
17 St Margarets Crescent a three bedroom, former local authority end of terrace house of solid wall construction, built circa 1920s with gardens to front and rear and off-road parking.  

The accommodation is well laid out over two floors and is now in need of full renovation and refurbishment.  A front door leads into an entrance hall with stairs that rise to the first floor landing.  There is a door off to the sitting/dining room with windows to the front and rear and also doors to the downstairs cloakroom with low-level WC and wall hung basin. There is an opening from the hall to the kitchen.  The kitchen has windows to the side and rear, a range of fitted wall and base units and a stainless steel single drainer sink unit with tiled splashbacks to roll top worksurfaces.  There is also a walk-in pantry.  There is a door to a covered walkway to the side of the property which has a window to the side and doors to the front and rear.  On the first floor landing is a window to the front and a built-in cupboard and doors off to bedroom one.  This is a double room with built-in airing cupboard with pressurised water cylinder, and window to the rear.  Bedroom two is a further double bedroom with two windows to the front.  Bedroom three is a good size single  room with window to the rear.  There is also a wet room on the first floor with obscured window to the side, low-level WC and electric shower over, wall hung basin, tiled splashbacks and wall mounted radiator.  

The property benefits from UPVC double glazing and heating via an air sourced heat pump.  

Outside
There are gardens to the front and rear and off-road parking.  

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 and electricity.  Air sourced heating.

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 = D (Copy available from the agents upon request).

Council Tax - Band B; £1,800.91 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.

2.  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.

4.  Additional fees:  Buyers Administration Charge - £1200 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.

November 2025