Waterloo Avenue, Leiston

Currently the vendor run's a successful bed and breakfast with the business to be included in the sale. The "Home From Home Guesthouse" is an elegant and spacious Edwardian house, traditional in its layout, with large rooms and high ceilings, elevated and set back from Waterloo Avenue. Well positioned within its plot that extends to approximately one acre (sts). The property has vast accommodation including a separate self-contained annexe. There are many possibilities to further develop the property and grounds, subject to discussions with East Suffolk council and gaining relevant planning permissions and consent. Please note that no approach to East Suffolk has been made by the agents or the vendors. Outside the property is approached via a large gravel driveway providing ample off-road parking for several vehicles. There is also a further drive way leading to the annex at the rear with more parking. The large, established gardens have been landscaped into various areas including an expansive patio area, lawn and vegetable garden with and large greenhouse, sheds and workshop.  

LOCATION Leiston offers an excellent range of amenities which include a supermarket, local shops, schools, a cinema and newly refurbished sports centre with swimming pool. There is a nearby beach at Sizewell and the attractions of the Heritage Coast lie within convenient reach by car. It is located only 3 miles from Aldeburgh, which is arguably one of Suffolk's most sought-after coastal towns with superb recreational facilities including sailing, golf, fishing and walking. The Nuclear power stations at Sizewell attract employees from across the world on long and short term contracts.  

ENTRANCE HALL Timber front door with stained glass. Stairs to the first floor, under stair storage cupboard, picture rails, emergency lighting, fire alarm system, radiator with cover. Door to the side.  

BEDROOM 12' 11" x 12' 11" (3.95m x 3.96m) Full height window to the front, window to the side, radiator, coved ceiling. CLOAKROOM, W/c, pedestal wash hand basin with cupboard below. Extractor fan,  

GUEST SITTING ROOM 12' 10" x 15' 3" (3.93m x 4.66m) 4 windows to the front, picture rails, dado rails, radiator, fireplace with metal mantle, smoke alarm.  

GUEST BREAKFAST ROOM 12' 10" x 11' 3" (3.93m x 3.44m) Windows to the rear and side, radiator, smoke alarm. Storage cupboard. Kitchenette with High and low level units and roll edge work surface, single drain sink and upstand. Cupboard with combi boiler.  

BEDROOM Window to the side and rear, radiator, smoke alarm. CLOAKROOM, W/c, pedestal wash hand basin with cupboard below. Extractor fan. 

1ST FLOOR LANDING Emergency lighting, smoke alarm, radiator with cover, sky lights.  

BEDROOM 10' 5" x 11' 8" (3.20m x 3.57m) Window to the rear, radiator, fireplace with metal surround. CLOAKROOM, W/c, pedestal wash hand basin with cupboard below. Extractor fan,  

BEDROOM 12' 11" x 13' 0" (3.95m x 3.97m) Window to the front, radiator, picture rail. CLOAKROOM, W/c, pedestal wash hand basin with cupboard below. Extractor fan,  

LAUNDRY ROOM 4' 9" x 8' 9" (1.45m x 2.69m) Window to the front, radiator, fitted shelving. Connections to convert to bathroom in place.  

BEDROOM 12' 11" x 16' 5" (3.96m x 5.02m) 4 Window to the front, radiator, fireplace with metal surround. SHOWER ROOM, W/c, Shower cubicle with mixer shower and shower screen, pedestal wash hand basin with cupboard below. Extractor fan,  

BEDROOM 12' 11" x 12' 1" (3.96m x 3.69m) Window to the rear, radiator, built in wardrobe with desk, fireplace with metal surround. SHOWER ROOM, W/c, Shower cubicle with mixer shower and shower screen, pedestal wash hand basin with cupboard below. Extractor fan.  

BATHROOM 7' 1" x 5' 7" (2.17m x 1.72m) Window to the side, W/c, Shower cubicle with mixer shower and shower screen, pedestal wash hand basin, Extractor fan.  

2ND BATHROOM 7' 8" x 6' 3" (2.34m x 1.91m) Window to the front, W/c, "P" shaped bath with over head mixer shower and screen, pedestal wash hand basin, Extractor fan.  

BEDROOM 8' 1" x 6' 5" (2.47m x 1.97m) Window to the side, radiator.  

ANNEX  

WORKSHOP/ UTILITY 11' 2" x 12' 1" (3.41m x 3.69m) Timber stable door, windows to the sides. High and low level units with work surface and space for washing machine.  

SNUG 13' 5" x 9' 11" (4.09m x 3.04m) Sliding doors to the garden, radiator.  

BEDROOM 10' 0" x 10' 0" (3.06m x 3.06m) Window to the side, radiator.  

INNER HALL Radiator, stairs to the first floor, window to the side.  

DINING ROOM 16' 7" x 14' 10" (5.06m x 4.54m) Windows to the sides, multi fuel burner with an ornate wooden mantle and slate hearth, 3 radiators.  

KITCHEN 5' 9" x 8' 8" (1.77m x 2.65m) Window to the side. High and low level units with roll edge work surface. Space for a tall fridge freezer, slim dishwasher and washing machine. single drainer sink with mixer tap. Wall mounted combi boiler.  

CONSERVATORY 11' 7" x 14' 10" (3.55m x 4.53m)MAX Fully glazed with double doors to the patio area. Radiator.  

KITCHEN 11' 5" x 10' 11" (3.49m x 3.33m) Window and UPVc stable door to the side, High and low level oak effect units with rolled corners. Space for American style fridge freezer, washing machine and dish washer. Integrated electric double oven and induction hob. Minerva work surface with hand cut double drain sink and drainage. Hot tap, mixer tap. Tiled splash backs, extractor hood.  

SIDE ENTRANCE Cloak room with W/c, window to the side, radiator.  

1ST FLOOR LANDING Window to the side, access to the loft smoke alarm.  

BEDROOM 17' 9" x 10' 0" (5.43m x 3.05m) 2 Windows to the rear, 2 radiator's. 

BATHROOM 9' 1" x 6' 8" (2.78m x 2.04m) Large corner shower with electric shower and shower screen, corner bath with mixer tap, W/C, wash hand basin with cupboards below, radiator, heated towel rail. Velux window.  

CLOAKROOM W/C, radiator, Velux window.  

WALK IN WARBROBE 14' 11" x 10' 0" (4.57m x 3.05m) Radiator, fitted shelving, **restricted height ceiling.** 

OUTSIDE To the side of the property there is an allocated parking arear for guests with space for 5/6 cars. To the other side of the property there is a Tarmac drive leading to another parking area with space for 4/5 cars. The grounds have been landscaped to provide arears including an expansive patio, lawn and sitting area. Established vegetable garden with storage sheds and greenhouse. A large timber frame workshop with insulated walls and power connected. Large chicken run/ pen. The total plot measures approximately 1 acres (stc) 

LOCAL COUNCIL East Suffolk House, Station Road, Melton, Woodbridge, IP12 1RT
Tel:  

COUNCIL TAX BAND (Annex) A
(B&B) Business rates = £0
 

AGENTS NOTES Items depicted in the photographs are not necessarily included in the sale.  

SERVICES Electricity, Gas, mains drains and water are connected to the property