Kelsale, Near Saxmundham, Suffolk

Entrance hall, sitting/dining room, kitchen and rear lobby. Three first floor bedrooms, bathroom and separate WC. Open-plan gardens to front and rear. Driveway providing off-road parking for two vehicles.
Lockable outside store.  No onward chain. For Sale By Timed Online Auction - 30th September 2025

Method of Sale
The property is being offered for sale by Unconditional Timed Online Auction on 30th 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 on 28th October 2025.  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: . 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 Form. 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.   

Description
19 Beaumont Cottages is a former, three bedroom, end of terrace, local authority house of non-standard utility construction sitting on generous gardens which open to the front and rear and are mainly laid to lawn.  

The accommodation is well laid out over two floors and is now in need of refurbishment and renovation.  The front door leads into the entrance hall where there are stairs that rise to the first floor landing with wall mounted radiator and a door to the sitting/dining room.  This is a good size dual aspect room with windows to the front and rear, wall mounted radiators and a further door through to the kitchen.  The kitchen has windows to the rear, a matching range of fitted wall and base units, stainless steel single drainer sink unit with taps over and tiled splashbacks to roll top worksurfaces and a wall mounted gas-fired Vaillant boiler.  There is space for appliances and an electric cooker.  A door from the kitchen leads to the hall where there is understairs storage and a partially glazed external door to the side providing access to the front and rear gardens.  

Stairs rise to the first floor landing with window to the side and access to the loft.  There are doors from the landing to the bedrooms and family bathroom.  Bedroom one is a good size double room with windows to the front, built-in airing cupboard with pre-lagged water cylinder and slatted shelving and wall mounted radiator.  Bedroom two is a further good size double room with window to the rear and wall mounted radiator.  Bedroom three is a reasonably sized single room with windows to the front and wall mounted radiator.  The family bathroom comprises a panel bath with mixer tap over and handheld shower attachment, pedestal handwash basin, wall mounted radiator and obscured window to the rear.  There is a separate WC with low-level WC, wall mounted radiator and obscured windows to the side.  

The property benefits from UPVC double glazing and gas-fired central heating throughout.

Outside
The property is approached from the highway via a pathway leading through lawned gardens to the front door and also a pathway from the side to the rear door.  There is a driveway providing off-road parking for two vehicles towards the rear of the plot.  The gardens are mainly open-plan and are partially bounded by low-level fencing and hedging to the side.  In the rear garden there is some close board fencing and two timber sheds.  There is also a lockable outside store.  

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 –

Mobile Phones  To check the mobile phone coverage in the area click this link –

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: . 

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 - £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.  August 2025