# 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 - ![Photo](/listings/photos/28312473/1078884) - ![Photo](/listings/photos/28312473/1078890) - ![Photo](/listings/photos/28312473/1078893) - ![Photo](/listings/photos/28312473/1078900) - ![Photo](/listings/photos/28312473/1078905) - ![Photo](/listings/photos/28312473/1078910) - ![Photo](/listings/photos/28312473/1078913) - ![Photo](/listings/photos/28312473/1078917) - ![Photo](/listings/photos/28312473/1078922) - ![Photo](/listings/photos/28312473/1078926) - ![Photo](/listings/photos/28312473/1078930) - ![Photo](/listings/photos/28312473/1078937) - ![Photo](/listings/photos/28312473/1078946) ## 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)