Old Maltings Approach, Melton, IP12

Estuary Reach is a striking, immaculately presented detached home available to let in Melton, just a short walk from Woodbridge's bustling Thoroughfare, and finished throughout to an impressively high specification.

The ground floor is thoughtfully arranged for everyday flexibility. A utility room to the front of the house provides space for a washing machine and tumble dryer along with a useful sink, and there is direct internal access to the garage from the hallway. To the rear, a versatile reception room opens directly onto the garden through French doors, equally suited to use as a second lounge, a home office or a playroom, and is complemented by a well-appointed wet room on this level. The property is well served for parking, with two spaces on the drive and further parking for two more cars to the side of the house.

The first floor is where the home really comes into its own. A generous lounge runs the full depth of the property from front to back, flooded with light and opening onto a private balcony that looks directly over the garden, a lovely spot for a morning coffee or an evening drink. To the front of this floor, the kitchen is a bright, sociable space, fitted with sleek units, granite worktops and a range of integrated appliances including a wine cooler set into the central island. A further well-proportioned bedroom on this floor benefits from its own jack-and-jill bathroom.

The principal bedroom is located on the second floor and is a genuinely impressive space, with mirrored sliding wardrobes framing the entrance to a private en suite comprising a shower cubicle, wash basin and WC. Three further bedrooms complete this floor, all well-proportioned and full of natural light, served by a family bathroom.

Electric central heating boiler, internal central vacuum system.

For a tenant wanting a spacious, contemporary family home with the convenience of Woodbridge on the doorstep, Estuary Reach is a rare and compelling home to let.

Melton sits immediately alongside Woodbridge, one of Suffolk's most sought-after riverside towns, with the historic Thoroughfare, the River Deben and Woodbridge's independent shops, cafés and restaurants all within comfortable walking distance.

The town offers an excellent range of everyday amenities, including its own railway station, cinema, doctors' surgeries, and a wide choice of highly regarded schools in both the state and private sectors. Recreationally there is plenty to enjoy, from sailing and rowing on the river to cricket, football, rugby and tennis clubs close by.

The A12 provides swift road links to Ipswich and on towards London's M25, as well as to Cambridge and the Midlands via the A14, making Estuary Reach a genuinely well-connected base within striking distance of the coast.

INFORMATION FOR PROSPECTIVE TENANTS

1. Identification & Right to Rent All applicants will be required to provide photographic ID and proof of current address as part of our referencing process and for the purposes of Right to Rent checks under the Immigration Act 2014. Checks will be carried out on all intended occupiers aged 18 or over and your co-operation is required to avoid delays.

2. Not an Offer or Contract These particulars are provided in good faith but do not form part of, nor constitute, any offer or contract. No statement should be relied upon as a representation of fact.

3. Photographs & Floor Plans All text, images and floor plans are for guidance only and may not reflect the current condition or appearance. Photographs may have been taken at an earlier date and details may have changed.

4. Measurements Room sizes are approximate and intended as a guide only. Prospective tenants must verify dimensions themselves, particularly where furniture or appliances are to be installed.

5. Services & Appliances We have not tested any services, appliances, heating systems or fixtures and no warranty is given as to their condition or suitability. Tenants should confirm what is included and the extent of any garden, parking or shared areas.

6. Tenancy Agreement & Inventory A tenancy agreement and inventory will be provided prior to commencement detailing the condition and contents. These must be reviewed carefully before signing. Any variation must be agreed in writing by both parties.

7. Permitted Payments & Deposits Under the Tenant Fees Act 2019, permitted payments include rent, a refundable holding deposit (one week’s rent), a refundable tenancy deposit (up to five weeks’ rent where annual rent is under £50,000), and permitted default charges. Default charges are limited to reasonable costs for lost keys or security devices and interest on late rent at 3% above the Bank of England base rate after 14 days. Deposits are protected in a government-approved scheme in line with the Housing Act 2004.

8. Renters’ Rights Act 2025 (From 1 May 2026) All new tenancies will be periodic assured tenancies. Fixed-term ASTs and Section 21 notices no longer apply. Rent increases must be served via the prescribed Section 13 / Form 4 notice with a minimum of two months’ notice. Tenants have the right to challenge increases and request pets, which cannot be unreasonably refused. Discrimination against applicants with children or in receipt of benefits is unlawful. Further measures including the PRS Database, Decent Homes Standard and Landlord Ombudsman will follow.

9. Regulation & Complaints Potters Estate Agents is a member of ARLA Propertymark and operates Client Money Protection through Propertymark CMP. A copy of our complaints procedure is available on request. Unresolved complaints may be referred to The Property Ombudsman.

Parking - Garage