Two/three reception rooms, kitchen, utility room and boot room. Three/four bedrooms, two with potential en-suites. Potential for further family bathroom. Newly installed oil fired boiler. Gardens extending to approximately an acre. No onward chain. Grounds extending to just over 1 acre sts. For Sale By Timed Online Auction - 3rd September 2025
For Sale By Timed Online Auction - 3rd September 2025
Method of Sale
The property is being offered for sale by Unconditional Timed Online Auction on 3rd September 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 20 working days from exchange. 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 Pulham & Co Solicitors, Egmere House, Market Place, Saxmundham IP17 1AG; F.A.O Candy Morris, Tel: 01728 602084 Email: cm@pulham.co.uk . We recommend that interested parties instruct their solicitor to make any additional enquiries prior to the auction.
Location
Pit Cottage is situated within the Parish of Tunstall, close to the common and forest. The village itself has a public house and is close to many attractions in the region including The Heritage Coast. The market town of Woodbridge lies about ten miles to the south with Snape, home of the Aldeburgh Music Festival, about three miles to the north. The riverside town of Orford lies about five miles to the east, and the property is both close to the A12 trunk road and Campsea Ashe railway station, which is approximately three and a half miles from the property.
Description
Pit Cottage is an individual three/four bedroom detached single storey dwelling located on Tunstall Common and as the name suggests the property is set within a pit, extending to just over 1 acre, subject to survey.
The property has undertaken damage as a result of flooding during Storm Babet in October 2023 and the current vendors have decided not to renovate the property themselves and have opted to sell at auction. Pit Cottage now provides a rare opportunity to acquire an individual property as a project for renovation and refurbishment throughout. The property offered flexible accommodation prior to flooding and this comprised of reception hall, sitting room, garden room, kitchen, utility room and boot room. In addition is a principal bedroom with en-suite, guest room with en-suite ( also used as a studio), two further bedrooms with a family bathroom and separate WC.
Note
It should be noted that whilst we mention the kitchen, bathroom and en-suites there are no fittings in the property whatso ever and all would need to be replaced.
Outside
The property is approached from the highway where there is a private driveway which runs through the plot to a detached double garage with power and light and provides ample off-road parking for a multitude of vehicles. Above the garage is an independent studio. The gardens surrounding the property extend to approximately an acre and are mainly laid to lawn with wild gardens. Outside the garden room is a paved brick terrace which provides privacy and makes a wonderful seating area. The property also benefits from a range of timber outbuildings and a green house.
Viewing Strictly by appointment with the agent.
Services Mains water and electricity. Private drainage with old style septic tank (the vendor has informed the agents that the septic tank works in a satisfactory manner, however, it is unlikely to comply with the modern regulations and a buyer should budget to install a new sewage plant).
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 upon request)
Council Tax Band B; £1,690.21 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 Vendors have stated that the property will be sold by auction only.
4. 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.
6. Private drainage system (the vendor has informed the agents that the septic tank works in a satisfactory manner, however, it is unlikely to comply with the modern regulations and a buyer should budget to install a new sewage plant).
August 2025
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