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

Description

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Entrance hall, sitting/dining room, kitchen, utility room and separate entrance hall.  Three bedrooms and bathroom.  Enclosed gardens to front and rear.  On-street parking.  No onward chain.  

For Sale By Timed Online Auction - 21st January 2026

Method of Sale
The property is being offered for sale by Unconditional Timed Online Auction on 21st January 2026 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 20 working days from exchange.  For details of how to bid please read our Online Auction Buying Guide.  

We are currently awaiting receipt of the Auction Legal Pack from the seller’s solicitor. Interested parties are advised to contact the selling agents to register their interest and will be notified immediately upon the pack becoming available. 

Once this is available you will be able 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 
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.   

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Description
26 Beaumont Cottages is a three bedroom, mid-terrace, former local authority house built in 1945 of non-standard construction.  The accommodation is well laid out over two floors and comprises a front door leading to an 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.  A door from here leads into the kitchen where there is a window to the rear and a door leading to the rear garden.  The kitchen has a matching range of fitted wall and base units with a stainless steel drainer sink with tiled splashbacks to roll top worksurfaces.  There is space for appliances and a door that leads to the utility room which has plumbing for a washing machine.  From here there is a door which leads to the second entrance hall which has a door opening to the front garden.  

Stairs rise to the first floor landing which provides access to the loft.  Bedroom one is a generous double with windows to the front of the property.  Bedroom two is a further double room with windows to the rear and a built-in cupboard housing the boiler and hot water cylinder.  Bedroom three is a single room with a window to the front and benefits from a built-in wardrobe.  The bathroom has obscured glazed windows to the rear and comprises a panel bath with tiled surround and shower attachment over, WC, extractor fan and handwash basin.  

Outside
The property is approached from the highway via a pathway leading to the front door of number 26.  The front garden is mainly laid to lawn and is enclosed by fencing.  The rear garden is fully enclosed by fencing and is mainly laid to lawn with an area of patio.  Here there is also a useful storage shed.

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.

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.

6. Flagship Housing Ltd have a restriction against use of the property as a House of Multiple Occupation (HMO).  The    incoming  purchaser may wish to explore a release of this restrictive covenant with Flagship Housing Ltd directly.

7. Any prospective buyer interested in adding additional units, subdividing the garden, or altering the property’s use will be required to obtain a release of covenant from Flagship Ltd, along with the necessary permissions.

December 2025