# 1 bedroom ground floor flat for sale (IP16 4GU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11, COLONIAL COURT, STATION ROAD, LEISTON, SUFFOLK IP16 4GU |
| Price | £155,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 52 m² |
| Last sold | £147,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 25/01/2033
- **Current heating cost:** £483/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6237-3529-8200-0116-3226)

## Description

**SUMMARY**

Conveniently situated for the town's wide range of amenities, this modern, one bedroom, ground floor flat would make an ideal purchase either for a first time buyer, or a buy to let for an investor.

**DESCRIPTION**

Offered for sale with no onward chain, this modern one bedroom ground floor flat is an ideal purchase for a first time buyer, or as a buy to let for an investor.  The property is conveniently situated for the town centre and its wide range of shops, local bus route, doctor's surgery and library.  The accommodation comprises of an open plan fitted kitchen / living space, bedroom and shower room.  To the outside there is a small enclosed garden to the rear together with an allocated parking space.

**Kitchen / Living Room** 22' 2" Max. x 13' 11" Max. ( 6.76m Max. x 4.24m Max. )

An irregular shaped room.  Two double glazed windows and double glazed patio doors to the rear. Radiator, range of wall and base mounted units with worktop and splashback over, built-in oven with hob and extractor fan over, separate built-in fridge and freezer, dishwasher, washing machine, stainless steel single drainer sink with mixer tap over, wood flooring.

**Bedroom One** 11' 8" x 10' 5" ( 3.56m x 3.17m )

Double glazed window to the front, radiator, built-in wardrobe.

**Shower Room** 

Fitted with a suite comprising single shower unit, low level WC, pedestal wash hand basin with tiled splashback over storage cupboard housing water tank, heated towel rail, tiled flooring

**Outside** 

To the rear of the property there is an enclosed garden, laid to artificial grass, with small storage unit.

We currently hold lease details as displayed above, should you require further information please contact the branch.  Please note additional fees could be incurred for items such as leasehold packs.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/165602045/1507219)
- ![Photo](/listings/photos/165602045/1507220)
- ![Photo](/listings/photos/165602045/1507221)
- ![Photo](/listings/photos/165602045/1507222)
- ![Photo](/listings/photos/165602045/1507223)
- ![Photo](/listings/photos/165602045/1507224)
- ![Photo](/listings/photos/165602045/1507225)
- ![Photo](/listings/photos/165602045/1507226)
- ![Photo](/listings/photos/165602045/1507227)
- ![Photo](/listings/photos/165602045/1507228)
- ![Photo](/listings/photos/165602045/1507229)
- ![Photo](/listings/photos/165602045/1507230)
- ![Photo](/listings/photos/165602045/1507231)

## Floorplans

- ![Floorplan 1](/listings/photos/165602045/1507232) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/165602045/1507233) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| COLONIAL COURT 11 STATION ROAD, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4GU | £147,000 | 04/03/2026 | Flat |
| COLONIAL COURT 11 STATION ROAD, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4GU | £147,500 | 30/06/2023 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| COLONIAL HOUSE SUITE 2 MASTER LORD INDUSTRIAL ESTATE, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4JD | £132,500 | 05/01/2026 | Flat |
| VALLEY COURT 5 VALLEY ROAD, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4AQ | £90,000 | 10/11/2023 | Flat |
| VALLEY COURT 7 VALLEY ROAD, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4AQ | £80,000 | 25/11/2022 | Flat |
| [Same street] COLONIAL COURT 28 STATION ROAD, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4GU | £165,000 | 23/09/2022 | Flat |
| [Same street] COLONIAL COURT 12 STATION ROAD, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4GU | £262,000 | 04/07/2022 | Terraced |
| MANDOR HOUSE, 16 FLAT 2 WATERLOO AVENUE, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4HE | £105,000 | 14/04/2022 | Flat |
| 10A HIGH STREET, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4EW | £70,000 | 01/04/2022 | Flat |
| WATERLOO PARK 18 STATION ROAD, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4GW | £195,000 | 24/11/2021 | Flat |
| 28A HIGH STREET, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4EW | £75,000 | 10/11/2021 | Flat |
| 31 VALLEY GARDENS, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4BS | £105,000 | 20/10/2021 | Flat |
| 33 VALLEY GARDENS, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4BS | £105,000 | 14/09/2021 | Flat |
| 17 WATERLOO PARK, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4GW | £187,000 | 13/09/2021 | Flat |
| 25 VALLEY GARDENS, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4BS | £105,000 | 08/09/2021 | Flat |
| 29 VALLEY GARDENS, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4BS | £105,000 | 19/08/2021 | Flat |
| 23 VALLEY GARDENS, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4BS | £105,000 | 09/08/2021 | Flat |
| 27 VALLEY GARDENS, LEISTON, EAST SUFFOLK, SUFFOLK, IP16 4BS | £105,000 | 09/08/2021 | Flat |

**Street average:** £213,500 (2 sales)
**Area average:** £111,750 (14 sales)

## Price vs local average

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

- **Local average:** £139,750 (2 Flat, IP16, 2024–2026)
- **Deviation:** +10.9%

## Rental Range

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

- **Low:** £752/mo
- **Realistic:** £835/mo
- **Optimistic:** £919/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Ipswich (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £593/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Station Road, IP16 | £850/mo | 1 | 0.03 miles | OpenRent |

**Average rent: £850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £850/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £130/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £2,981/m²

## Capital growth trend

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

- **10y growth:** 16.5%

## House Price Index (HM Land Registry)

*Official index for East Suffolk; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.8%
- **5y growth (index):** -2.5%
- **10y growth (index):** 12.5%

## 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)