Sold Detached

Smythe House

SMYTH CLOSE, SAXMUNDHAM, PEASENHALL, SUFFOLK IP17 2HE

3 beds Listed 12 Oct 2013 (-4664d)

£400,000

Guide Price

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# 3 bedroom detached house for sale (IP17 2HE)

## Property Details

| Key | Value |
|-----|-------|
| Address | SMYTHE HOUSE, SMYTH CLOSE, SAXMUNDHAM, PEASENHALL, SUFFOLK IP17 2HE |
| Price | £400,000 |
| Bedrooms | 3 |
| Last sold | £389,000 Dec 2013 |

## Description

**** **** **A WONDERFUL MIX OF OLD AND NEW** An imposing, recently renovated, immaculately presented DETACHED PERIOD property with three/four bedrooms, double garage, ample off-road parking and tiered landscaped garden.  Located in the pretty village of Peasenhall.  **NO ONWARD CHAIN**

**LOCATION** **** Smythe House is located on the edge of a very exclusive development, tucked away in the pretty village of Peasenhall. This village is still lucky enough to have a very well stocked Village shop, Emmetts Delicatessen, Village Hall which is frequently used for various events such as photographic competitions, the Annual Pea Festival. There is an award winning Butchers, tea shops and well known Public House in the next village of Sibton. Aldeburgh, the quintessential seaside town, renowned for its music is just 13 miles away.

**SMYTHE** **HOUSE** **-** **INTERIOR** **** The Entrance porch offers a warm welcome to the property and has a bench seat with storage under. The Entrance Hall is

centrally located and offers access to all downstairs rooms as well as a staircase leading to the first floor which has floor mounted uplighters and these progress all the way along the landing. The Library is a wonderful dual aspect room fitted with wall to wall book shelves, there is also a secret door off the library leading into the study. The Family Room/Bedroom 4 is off The Library with a window over looking the front garden and French doors leading out onto the rear garden. The Sitting Room has French doors to the rear garden and has a built in bookcase. There is an open fireplace with stone surround and slate hearth. Kitchen/Dining Room is capacious and has a range of walnut effect wall and base units, some wall units being glazed. There is an electric oven, hob and extractor and stainless steel one and a half bowl sink with drainer and space for a fridge or alternatively a dishwasher as there is plumbing behind. There are French doors leading out to the rear garden and the glazed roof lantern floods the kitchen with light. The dining area has a wonderful oak floating staircase (once the balustrades are removed) leading to the first floor. The Utility Room has a base cupboard with stainless steel sink and drainer and space for a washing machine and tumble dryer stacked and a fridge/freezer and leads through to the cloakroom which benefits from wash hand basin and wc. The Master bedroom is spacious with a cathedral ceiling and exposed beams. The second double bedroom can be accessed via an inter connecting hallway (which would make an ideal dressing room) or from the landing. The third bedroom is also a spacious double and is light and airy being double aspect. The family Jack and Jill bathroom is stunning having a double ended bath with hand shower attachment, two wash hand basins, a large walk in shower cubicle and neatly tucked away there is a bidet and wc all in white. The bathroom has an attractive white painted beamed ceiling and can be accessed via the Master Bedroom and the landing. There is a staircase on the first floor leading to the attic which has reasonable head height and could be used as a children's den or for further storage.

**SMYTHE** **HOUSE** **-** **EXTERIOR** **** The property has a sweeping driveway offering off-road parking for a number of vehicles and a landscaped front garden. There is a double detached garage to the left of the property which benefits from power and light. The front garden has been landscaped and there is a side gate leads to the rear garden which is has been cleverly landscaped and uses the space in a number of ways. There are two areas which are perfect for "al fresco" dining. A number of raised vegetable planters perfect for home grown produce, a shaled area with small sculptures, various walkways through pretty archways make this garden very private having also been well planted with a variety of trees and shrubs and with a number of fruit trees including apple and plum and a lovely vine..

**TENURE** **** Vacant possession of the freehold will be given on completion.

**LOCAL** **AUTHORITY** **** **** Suffolk Coastal District Council

Council Tax Band D

POSTODE: IP17 2HE

**SERVICES** **** Oil fired central heating. Mains electricity and drainage.

**EPC** **** **** Rating: D

**FIXTURES** **AND** **FITTINGS** **** All fixtures and fittings are excluded from the sale, but may be available subject to separate negotiation.

**AGENTS** **NOTE** **** The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

**GUIDE** **PRICE:** **** £400,000 subject to contract

## Property Photos

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## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| SMYTHE HOUSE SMYTH CLOSE, PEASENHALL, SAXMUNDHAM, SUFFOLK COASTAL, SUFFOLK, IP17 2HE | £389,000 | 20/12/2013 | Detached |
| SMYTHE HOUSE SMYTH CLOSE, PEASENHALL, SAXMUNDHAM, SUFFOLK COASTAL, SUFFOLK, IP17 2HE | £220,000 | 26/06/2007 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MILL COTTAGE HACKNEY ROAD, PEASENHALL, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 2HN | £475,000 | 25/05/2022 | Detached |
| GREEN HEDGES HACKNEY ROAD, PEASENHALL, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 2HS | £570,000 | 14/12/2021 | Detached |
| LILAC COTTAGE HACKNEY ROAD, PEASENHALL, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 2HN | £440,000 | 23/08/2021 | Detached |

**Area average:** £495,000 (3 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £449,128 (26 Detached, IP17, 2024–2026)
- **Deviation:** -10.9%

## Rental Range

*ONS Price Index of Private Rents (East Suffolk). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £751/mo
- **Realistic:** £834/mo
- **Optimistic:** £917/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £798/mo

## 1% Rule

- **Rent ratio:** 0.21% (weak for cashflow)
- **Max investor price (0.8%):** £104,250
- **Target investor price (1%):** £83,400

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -10.1%
- **10y growth:** 36.2%

## House Price Index (HM Land Registry)

*Official index for East Suffolk; Detached series; as of April 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 9.7%
- **10y growth (index):** 34.2%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Last sold

£389,000 Dec 2013

Local average

£449,128 (-10.9%)

Deprivation

Decile 4 (12,060 of 33,755)

Street crime

1 incident within 1 mile (May 2026)

Key features

Entrance Porch and Hall
Sitting Room
Large Kitchen/Breakfast/Family Room
Library with concealed study area
Family Room
Utility Room and Downstairs Cloakroom
Master Bedroom
Two further Double Bedrooms
Family Bathroom
Double Garage and Off Road Parking

Additional details

Parking: Yes
Garden: Yes

Description

** A WONDERFUL MIX OF OLD AND NEW An imposing, recently renovated, immaculately presented DETACHED PERIOD property with three/four bedrooms, double garage, ample off-road parking and tiered landscaped garden. Located in the pretty village of Peasenhall. NO ONWARD CHAIN

LOCATION Smythe House is located on the edge of a very exclusive development, tucked away in the pretty village of Peasenhall. This village is still lucky enough to have a very well stocked Village shop, Emmetts Delicatessen, Village Hall which is frequently used for various events such as photographic competitions, the Annual Pea Festival. There is an award winning Butchers, tea shops and well known Public House in the next village of Sibton. Aldeburgh, the quintessential seaside town, renowned for its music is just 13 miles away.

SMYTHE HOUSE - INTERIOR The Entrance porch offers a warm welcome to the property and has a bench seat with storage under. The Entrance Hall is
centrally located and offers access to all downstairs rooms as well as a staircase leading to the first floor which has floor mounted uplighters and these progress all the way along the landing. The Library is a wonderful dual aspect room fitted with wall to wall book shelves, there is also a secret door off the library leading into the study. The Family Room/Bedroom 4 is off The Library with a window over looking the front garden and French doors leading out onto the rear garden. The Sitting Room has French doors to the rear garden and has a built in bookcase. There is an open fireplace with stone surround and slate hearth. Kitchen/Dining Room is capacious and has a range of walnut effect wall and base units, some wall units being glazed. There is an electric oven, hob and extractor and stainless steel one and a half bowl sink with drainer and space for a fridge or alternatively a dishwasher as there is plumbing behind. There are French doors leading out to the rear garden and the glazed roof lantern floods the kitchen with light. The dining area has a wonderful oak floating staircase (once the balustrades are removed) leading to the first floor. The Utility Room has a base cupboard with stainless steel sink and drainer and space for a washing machine and tumble dryer stacked and a fridge/freezer and leads through to the cloakroom which benefits from wash hand basin and wc. The Master bedroom is spacious with a cathedral ceiling and exposed beams. The second double bedroom can be accessed via an inter connecting hallway (which would make an ideal dressing room) or from the landing. The third bedroom is also a spacious double and is light and airy being double aspect. The family Jack and Jill bathroom is stunning having a double ended bath with hand shower attachment, two wash hand basins, a large walk in shower cubicle and neatly tucked away there is a bidet and wc all in white. The bathroom has an attractive white painted beamed ceiling and can be accessed via the Master Bedroom and the landing. There is a staircase on the first floor leading to the attic which has reasonable head height and could be used as a children's den or for further storage.

SMYTHE HOUSE - EXTERIOR The property has a sweeping driveway offering off-road parking for a number of vehicles and a landscaped front garden. There is a double detached garage to the left of the property which benefits from power and light. The front garden has been landscaped and there is a side gate leads to the rear garden which is has been cleverly landscaped and uses the space in a number of ways. There are two areas which are perfect for "al fresco" dining. A number of raised vegetable planters perfect for home grown produce, a shaled area with small sculptures, various walkways through pretty archways make this garden very private having also been well planted with a variety of trees and shrubs and with a number of fruit trees including apple and plum and a lovely vine..

TENURE Vacant possession of the freehold will be given on completion.

LOCAL AUTHORITY Suffolk Coastal District Council
Council Tax Band D

POSTODE: IP17 2HE

SERVICES Oil fired central heating. Mains electricity and drainage.

EPC Rating: D

FIXTURES AND FITTINGS All fixtures and fittings are excluded from the sale, but may be available subject to separate negotiation.

AGENTS NOTE The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

GUIDE PRICE: ** £400,000 subject to contract

Listed by

Framlingham

Huntingfield Estates

Reference: 28312473

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1 Smyth Close, Peasenhall, SAXMUNDHAM	74	82	149 m²	England and Wales: 2007-2011	Detached
1, Smyth Close, Peasenhall, SAXMUNDHAM	72	75	134 m²	England and Wales: 2003-2006	Detached
10 Smyth Close, Peasenhall, SAXMUNDHAM	61	79	62 m²	England and Wales: 2003-2006	Terraced
11 Smyth Close, Peasenhall, SAXMUNDHAM	70	79	147 m²	England and Wales: 2003-2006	Detached
11, Smyth Close, Peasenhall, SAXMUNDHAM	65	90	156 m²	England and Wales: 1996-2002	Detached
12, Smyth Close, Peasenhall, SAXMUNDHAM	67	83	59 m²	England and Wales: 2003-2006	Terraced
14, Smyth Close, Peasenhall, SAXMUNDHAM	78	92	94 m²	England and Wales: 2007-2011	Detached
16 Smyth Close, Peasenhall, SAXMUNDHAM	69	80	157 m²	England and Wales: 2003-2006	Detached
16, Smyth Close, Peasenhall, SAXMUNDHAM	68	99	135 m²	England and Wales: 2007-2011	Terraced
17, Smyth Close, Peasenhall, SAXMUNDHAM	70	81	182 m²	England and Wales: 2007-2011	Detached
20 SMYTH CLOSE, PEASENHALL	72	83	131 m²	England and Wales: 2003-2006	Detached
5 Smyth Close, Peasenhall, SAXMUNDHAM	74	86	107 m²	England and Wales: 2003-2006	Terraced
6, Smyth Close, Peasenhall, SAXMUNDHAM	70	112	72 m²	England and Wales: 2003-2006	Terraced
8, Smyth Close, Peasenhall, SAXMUNDHAM	63	79	61 m²	England and Wales: 2003-2006	Terraced
9, Smyth Close, Peasenhall, SAXMUNDHAM	77	81	258 m²	England and Wales: 2007-2011	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

77% since 2007

Event	Date	Price	% change
Sold	20/12/2013 (12 years ago)	£389,000	+76.8%
Sold	26/06/2007 (19 years ago)	£220,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
MILL COTTAGE HACKNEY ROAD, PEASENHALL, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 2HN	£475,000	25/05/2022	Detached
GREEN HEDGES HACKNEY ROAD, PEASENHALL, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 2HS	£570,000	14/12/2021	Detached
LILAC COTTAGE HACKNEY ROAD, PEASENHALL, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 2HN	£440,000	23/08/2021	Detached

Area average: £495,000 (3 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -10.1%

10y growth 36.2%

House Price Index (HM Land Registry — official index, not sold-price averages): East Suffolk. Series: Detached. As of April 2026.

1y (index) 2.2%

5y (index) 9.7%

10y (index) 34.2%

Rental Range

Estimated market rent for East Suffolk. Low = conservative, Realistic = average, Optimistic = best case.

Low £751/mo

Realistic £834/mo

Optimistic £917/mo

Based on Local Authority from postcode lookup → East Suffolk.

LHA (30th percentile) floor for Central Norfolk & Norwich: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View IP17 2HE

Address

Smythe Close

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Bus Shelter	0.1 miles
Shop	Agrihort	0.6 miles
Shop	Flower Stall	2.2 miles
Train station	Darsham	3.1 miles
Train station	Saxmundham	4.1 miles
Hospital	Aldeburgh Community Hospital	10.2 miles

Street-level crime

Category	Count
Anti-social behaviour	1
Total incidents	1

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Yoxford & Peasenhall Primary Academy	Primary	2.5 miles	Good — 13 Oct 2019
Bramfield House School	Other	3.3 miles	Good — 6 Mar 2024
Kelsale Church of England Voluntary Controlled Primary School	Primary	3.5 miles	Good — 5 Jul 2013
Saxmundham Primary School	Primary	3.8 miles	Good — 22 May 2024
Bramfield Church of England Primary School	Primary	4.0 miles	Good — 9 Jul 2019

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.21%

Max investor price (0.8%) £104,250

Target investor price (1%) £83,400

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).

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