Ingate House, London Road, Beccles, Suffolk

A beautifully presented and exceptionally spacious two-bedroom first-floor flat, situated within an attractive development of just four properties, conveniently located within walking distance of Beccles town centre.
Recently converted to a high standard, this impressive 111 sq m (approximately 1,195 sq ft) property combines character features with generous, well-planned accommodation and quality fixtures and fittings throughout.
The accommodation comprises two generously proportioned double bedrooms, including a principal bedroom with an en-suite shower room and a fabulous walk-in wardrobe.
There is a stylish main bathroom featuring a bath and separate shower enclosure, together with a spacious open-plan kitchen/dining area fitted with an integrated oven and hob.
The generous lounge benefits from an adjoining cosy snug, providing a versatile additional space, ideal as a reading area, home office or relaxation space.
Further benefits include gas-fired central heating, a well-maintained communal garden and two allocated parking spaces to the rear of the building.
Offered unfurnished, this attractive property provides an excellent combination of space, comfort and convenience in a desirable location close to Beccles town centre.
Available from 4 December 2026.

PROPERTY INFORMATION

Monthly Rent: £1,290.00 per calendar month
Holding Deposit (One Week's Rent): £297.69
Tenancy Deposit (Five Weeks' Rent): £1,488.46
Council Tax: Band A
Local Authority: East Suffolk Council
EPC Rating: B
Floor Area: Approximately 111 sq m (1,195 sq ft)
Furnishing: Unfurnished
Appliances: Integrated oven and hob
Heating: Gas-fired central heating
Parking: Two allocated parking spaces
Outside Space: Communal garden
Availability: 4 December 2026

PROPERTY OFFERED
The property is offered to let unfurnished on an Assured Periodic Tenancy at a rent of £1,290.00 per calendar month.
The tenancy will operate on a rolling monthly basis in accordance with the Housing Act 1988, as amended by the Renters' Rights Act 2025.

APPLICATION PROCESS

1. Application Stage
Prospective tenants are required to complete an application form and provide the following information:
Photographic Identification: A valid passport or driving licence, together with any additional identification reasonably required.
Proof of Current Address: A recent Council Tax bill, utility bill or bank statement, normally dated within the last three months.
Additional Information: Details of employment, income, residential history and other information reasonably necessary to assess the application.
Applicants will be advised of the information required and the referencing process before proceeding.

2. Holding Deposit
A refundable holding deposit equivalent to one week's rent (£297.69) is required to reserve the property while referencing and pre-tenancy checks are undertaken.
Only one holding deposit will be accepted in respect of the property at any one time.
The standard deadline for entering into the tenancy agreement is 15 calendar days from receipt of the holding deposit, unless an alternative deadline is agreed in writing.
Following successful referencing, landlord approval and signing of the tenancy agreement, the holding deposit may, with the applicant's agreement, be credited towards the first month's rent or tenancy deposit.

Refund of the Holding Deposit
The holding deposit will be refunded where:
The landlord decides not to proceed with the tenancy.
The tenancy agreement is not entered into within the agreed deadline, unless a statutory exception permitting retention applies.

The application is unsuccessful for reasons that do not lawfully justify retention of the holding deposit.
Retention of the Holding Deposit
The holding deposit may be retained, where permitted under the Tenant Fees Act 2019, as amended, if:
The applicant withdraws from the application process.
The applicant fails a statutory Right to Rent check.
The applicant provides false or misleading information that materially affects their suitability as a tenant.
The applicant fails to take all reasonable steps to enter into the tenancy agreement within the agreed timeframe, despite the landlord or agent taking all reasonable steps to proceed.
Where a holding deposit is retained, the applicant will be provided with written reasons within the statutory timeframe.
Any refund due will be made within the applicable statutory deadline.
An unsuccessful credit check, affordability assessment or reference does not, by itself, automatically entitle the landlord or agent to retain the holding deposit.

3. Referencing and Compliance Checks
Following receipt of the holding deposit, appropriate referencing and compliance checks will be undertaken, which may include:
Credit history and affordability assessments.
Employment and income verification.
References from current or previous landlords.
Verification of identity and residential history.
Statutory Right to Rent checks.
The results of these checks will be reported to the prospective landlord for consideration.
The agent is also required to undertake appropriate identity verification and applicable due diligence checks. Applicants must provide suitable identification and any additional information reasonably required to meet relevant legal and regulatory obligations.
Where required by law, suspected money laundering or financial sanctions breaches will be reported to the appropriate authorities.
Personal information will be processed in accordance with applicable data protection legislation and the agent's privacy notice.

4. Tenancy Deposit
Once referencing has been satisfactorily completed and the application approved by the landlord, the applicant will be required to pay a tenancy deposit equivalent to five weeks' rent.
The tenancy deposit will be protected in a government-approved tenancy deposit protection scheme in accordance with applicable legislation.
The tenant will be provided with the prescribed information relating to the deposit protection within the statutory timeframe.

5. Signing the Tenancy Agreement
Once the tenancy deposit has been received and all relevant pre-tenancy requirements have been satisfied, the tenancy agreement will be issued for signature.
The tenancy agreement will be an Assured Periodic Tenancy and will comply with applicable housing legislation, including the Renters' Rights Act 2025 and associated regulations.
The tenancy will continue on a periodic basis until lawfully terminated.

6. Initial Rent Payment
Following signature of the tenancy agreement by the relevant parties, payment of the first month's rent will be requested in accordance with the applicable statutory requirements.
Where the applicant has agreed for the holding deposit to be credited towards the first month's rent, the balance payable will be £992.31.
No rent will be requested, encouraged or accepted before the tenancy agreement has been signed.
The amount of rent requested in advance will not exceed the applicable statutory limit.

7. Payments During the Tenancy
Tenants may be responsible for the following payments, where applicable:
Council Tax: Payable to the relevant local authority, unless an exemption applies.
Utilities and Services: Gas, electricity, water, sewerage, broadband, telephone and television licence, where applicable.
Lost Keys or Security Devices: Reasonable replacement costs, supported by written evidence of the costs incurred.
Late Rent Payments: Interest on rent outstanding for at least 14 days, where permitted by law, calculated at a rate not exceeding 3% above the Bank of England base rate.
Tenant-Requested Changes: Payments for permitted variations, assignments or novations of the tenancy, capped at £50 unless higher reasonable costs can be evidenced.
Early Termination: Permitted payments where the tenant requests early termination of the tenancy, subject to applicable statutory restrictions.
No prohibited payments will be charged under the Tenant Fees Act 2019, as amended, or any other applicable legislation.

TENANT PROTECTION
Olivers Property Agents Ltd is a member of the following schemes:
Client Money Protection (CMP) - Membership Number: CMP004528
The Property Redress Scheme (PRS) - Membership Number: PRS002810

IMPORTANT INFORMATION
These property particulars have been prepared in good faith and are intended to provide general guidance to prospective tenants.
Whilst reasonable care has been taken to ensure the information is accurate, prospective tenants should verify any details of particular importance with the agent before entering into a tenancy agreement.
All room measurements and floor areas are approximate and should not be relied upon when ordering furniture, carpets, fittings or other materials. Any measurements of particular importance should be independently verified.
Unless otherwise stated, services, equipment, heating systems and appliances have not been tested by the agent. Prospective tenants should make their own enquiries regarding their condition and suitability.
Photographs, floor plans and descriptions are provided for illustrative and identification purposes and may not represent the property's exact condition at the time of viewing.
These particulars do not form part of any offer or tenancy agreement.
Nothing in these particulars excludes or restricts any liability that cannot lawfully be excluded or restricted.