Dennington, Near Framlingham, Suffolk

Summary
Entrance hall, sitting room, dining room, ground floor bedroom with bathroom, kitchen and further ground floor bathroom.  Three first floor bedrooms.

For Sale By Timed Online Auction – 28th October 2026

Method of Sale
The property is being offered for sale by Unconditional Timed Online Auction on 28th October 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 20 working days from exchange. For details of how to bid please read our Online Auction Buying Guide.

We are currently awaiting receipt of the Auction Legal Pack from the seller’s solicitor. Interested parties are advised to contact the selling agents to register their interest and will be notified immediately upon the pack becoming available.

Once this is available you will be able 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 provides a “wet” signature on the Flagship Combined Declaration of Interest and Buyer Qualification Form. Please contact the agent for further details. 

Location
The property is located in the popular village of Dennington, just a short drive from the market town of Framlingham.  Dennington has a primary school, a nursery school, a popular dining pub, the Queen's Head, a café ‘The Neathouse’ and a community centre with playingfield. Laxfield also has a primary school, a Co-op village store/post office, hardware store/garage and two public houses, including the Kings Head, known locally as the 'Low House'.  The historic town of Framlingham is within a couple of miles and here there are facilities for most day to day needs, including further excellent schooling in both the state and private sector as well as a fine medieval castle. 

The Heritage Coast, with the popular centres of Southwold, Walberswick and Dunwich, is about 15 miles. Diss, with mainline Inter City rail services to London's Liverpool Street Station, lies about 14 miles to the west. The County town of Ipswich lies about 25 miles to the south and from here there are Inter City rail connections to London's Liverpool Street Station which are scheduled to take just over an hour. Heading west, the A1120 provides good access to the A14 which leads out to Bury St Edmunds, Cambridge and the Midlands beyond as well as to the A140 Norwich Road. 

Description
9 Townsfield Cottages is a deceptively spacious, extended three/four bedroom semi-detached house built circa 1939 with brick elevations under a pitch tiled roof.  The property offers good family accommodation. Entering from the front door there is a door off to the dining room.  A dual aspect room with opening into the kitchen and sliding door to the rear hall.  From the rear hall there are stairs that raise to the first-floor landing and a door off to the sitting room and sliding door to reception room/bedroom four.  With window to the front and ornate tiled fireplace, basin with splashbacks and opening into a bathroom with bath with electric shower over.  In the sitting room there is a window to the rear and door to the garden.  From the dining room there is an opening to the kitchen which is fitted with a matching range of wall and base units with windows to rear and partially glazed door to the garden.  There is a loft access in the dining room and a door to the ground floor bathroom with obscured windows to front and side, low level WC, pedestal hand wash basin and bath with tiled surround.  Further built-in cupboard housing the pre-lagged water tank.  On the first floor there are two double bedrooms and a single.

Outside
The property is situated in the middle of a large, generous plot, nicely recessed from the road with a private driveway and hard parking area for several vehicles.  From the driveway, there are established gardens with a pathway that leads to the front gate.  The gardens are mainly laid to lawn with established shrub and flower borders enclosed by hedging and part panelled fencing.  There is gated access to the side of the property where there is a pathway that circumnavigates the property and leads into the rear garden.  The rear garden is mainly laid to lawn with a timber shed, established trees and shrubs and abutting fields at the rear, enclosed by some panel fencing. 
The property benefits from oil fired central heating and double glazing throughout and now requires a schedule of renovation and refurbishment.

Directions
From the agents’ office head north along College Road and continue along here towards Dennington on the B1116.  Turn right at the junction with the A1120, next to the Dennington Queen pub and then immediately left signposted Laxfield and the property will be found a short way along on the left-hand side towards the outskirts of the village identified by a Clarke and Simpson For Sale board.      
 
For those using the What3Words app: ///shock.firming.tastes
 
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 C: £2,031.79 payable per annum 2026/2027
 
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.    
 

September 2026