Skip to content
Get brand editions for Hamilton Smith, Leiston

Waterloo Avenue, Leiston

Offers in Excess of
Added on 07/05/2021
Hamilton Smith, Leiston

Key features

  • Separate living quarters
  • Double glazing
  • Exceptional condition throughout
  • Manicured garden extending to 1 Acre (approx)
  • Vegetable patch
  • Successful business
  • Ample parking
  • Opportunity for development/ expansion

Property description

Tenure: Freehold

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.  


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

(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 

Energy Performance Certificates

EPC Front Page

Waterloo Avenue, Leiston

Approximate location


Distances are straight line measurements from the centre of the postcode
  • Saxmundham Station3.5 miles
  • Darsham Station5.0 miles
Check mortgage affordabilityPowered by Nationwide - Rightmove receives a fixed monthly fee from Nationwide for introductions made via the Rightmove platforms. It's up to you if you choose Nationwide or a different lender to suit your mortgage needs and circumstances
Market information
See similar nearby properties
Get brand editions for Hamilton Smith, Leiston

About the agent

Hamilton Smith, Leiston

80a High Street, Leiston, IP16 4BZ

Hamilton Smith, Leiston

Hamilton Smith is one of Suffolk’s leading independent estate agents. The group comprises nine offices with a strong reputation for marketing village, country and period homes in the areas around Ipswich and the Heritage coast. Our offices are Leiston, Wickham Market, Woodbridge, Stowmarket, Needham Market, Debenham, Claydon, Rushmere-St-Andrew, Ipswich.

Our personal, efficient and cost-effective service is based on total professionalism and unrivalled local knowledge from helpful, frie

More properties from this agent

Stamp Duty calculator



These notes are private, only you can see them.

Staying secure when looking for property

Ensure you're up to date with our latest advice on how to avoid fraud or scams when looking for property online.

Visit our security centre to find out more

Disclaimer - Property reference 100137002249. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Hamilton Smith, Leiston. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

* Average speeds are based on the download speeds of at least 50% of customers at peak time (8pm to 10pm) from packages available on Speed can be affected by a range of technical and environmental factors. The speed you receive where you live may be lower than that listed above. You can check the estimated speed to your property prior to purchasing. Fibre/cable services at your postcode are subject to availability. You can confirm availability on the provider's website. Providers may increase charges. You should have the right to exit your contract without penalty if this happens. The information is provided and maintained by Decision Technologies Limited.

Map data ©OpenStreetMap contributors.

Your search history

You have no recent searches.