Cratfield, Halesworth, Suffolk

Entrance hall, sitting room, kitchen/dining room and ground floor bathroom.
Three first floor bedrooms.
Generous gardens to front and rear.
Off-road parking.
No forward 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 on 18th February 2026.  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 is located within the rural village of Cratfield.  Within 3 miles is the village of Laxfield.  Here there are two public houses, a Co-op store, hardware store and a primary school.  Halesworth is approximately 7 miles away and provides many independent shops, public houses, restaurants, doctors, vets and a supermarket.  It has a thriving centre of arts for the community called The New Cut, which is used as a theatre and cinema, as well as for exhibitions and workshops.  Halesworth offers railway links to London’s Liverpool Street.  Diss is 16 miles away and offers direct railway links to Norwich and London, as well as having Tesco, Morrison and Aldi supermarkets.  The historic town of Framlingham, which has excellent state and public schools, is 10 miles.  The unspoilt heritage coastline of Suffolk, with the lovely beaches of Southwold and Walberswick, is a 20 minute drive away.   

Directions
From the centre of Laxfield with The Royal Oak public house on your left, turn left. Continue to the top of Bickers Hill, passing the new development on your right.  Take the second road on the left (straight ahead), signposted to Cratfield. Keep following the signs to Cratfield, and proceed into the village with the church on the right hand side, to the T junction.  Turn right onto the village street and continue following the road around bearing right and the property can be found on the left hand side identified by a Clarke and Simpson Auction Board.

For those using the What3Words app: ///mainframe.returns.profited

Description
1 The Street, Cratfield is a red brick three bedroom semi-detached former local authority house now in need of renovation and refurbishment throughout, offering an ideal opportunity for an incoming purchaser to make their own mark on the property.  The property is built circa 1935 and of traditional construction with brick elevations under a mostly pitch tiled roof.  The accommodation is traditional in its layout and comprises entrance hall, sitting room, kitchen/dining room, rear lobby and ground floor bathroom.  On the first floor there are three first floor bedrooms.  The property benefits from oil-fired central heating and double glazing throughout.

Outside
The property is approached over a grassed area which could provide off-road parking for at least two vehicles.  There are generous gardens to front and rear that are mainly laid to lawn and enclosed by a mix of fencing and hedging.  Immediately behind the property is a paved terrace and a brick outbuilding with two stores.  There is also an external tap and oil tank.

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, and electricity.  Oil-fired central heating.

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 = D (Copy available from the agents upon request).

Council Tax  Band B; £1,679.83 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 - £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.

January 2026