# 3 bedroom detached house for sale (IP19 9EX) ## Property Details | Key | Value | |-----|-------| | Address | THE DELL, BLACKHEATH ROAD, HALESWORTH, WENHASTON, SUFFOLK IP19 9EX | | Price | £650,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Construction age | England and Wales: before 1900 | | Floor area | 107 m² | | Last sold | £630,000 Dec 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** A - **Expiry date:** 05/09/2033 - **Current heating cost:** £1,455/year - **Est. upgrade cost to C:** £47,100 ### Recommendations - B (£500 - £1,500) - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6137-0921-0200-0916-9202) ## Description **** **** The Dell is a detached period cottage hidden along a track in the most wonderful location, overlooking meadowland and on the edge of Blackheath. The property offers a large lawned garden with an additional area known as the 'Hill', the whole amounting to just under an acre.  **** **** Accommodation comprises: - Entrance lobby & Utility - Generous sitting room with stunning views over meadows to the rear, open fireplace and dining area. - Kitchen with room for eating in - Ground floor bathroom - Three bedrooms - Shower room - Detached oak annex/office & workshop - Oil central heating - Lawned garden backing onto meadow land - Plenty of off road parking - Perfect quiet getaway for a holiday home or full time living - Large area of heath land adjacent to the property with a vegetable plot, car port and wood store  **** **** The Property Entering the front door takes you into a lobby where there is an airing cupboard and a utility area with a washing machine. Off a hallway is the kitchen which has a good range of cupboards with wooden worktops, dishwasher a fridge/freezer and an electric cooker. The ceramic tiled floor is fitted throughout, including an area to sit and enjoy your breakfast overlooking the lovely garden. There is a large ground floor bathroom fitted with a corner bath w.c. and hand basin. To the rear is the spacious sitting room with fully glazed doors providing stunning views across the rear garden and meadows beyond. This room has a area for dining and also fireplace to snuggle around on winter days. Parquet flooring is fitted throughout this large and light reception room. A door leads to the garden and another door to the stairs and the first floor landing. The landing with its quirky curved walls and porthole window leads off to a dressing room with a wardrobe. There are three bedrooms, two of which are doubles and one single room. The main bedroom boasts the most wonderful views the location enjoys. There is additional storage in attic spaces accessed from each double bedroom. The shower room is fitted with a w.c. and hand basin. The property also benefits from oil fired Central heating.  **** **** Gardens and Grounds The Dell is found along a track through heath land off Blackheath road where a driveway provides parking for several cars. There is a good sized wonderful lawned garden, interspersed with trees and shrubs running down to meadow land, raised beds planted with flowers and shrubs and a pond and paved areas to sit and enjoy the tranquil setting. The detached oak studio blends into its surroundings and offers two rooms, one being used as a workshop and a larger room fitted with a wood burning stove, this is used as an office and an occasional guest bedroom. At the front is a large covered veranda and both water and power are connected. Across the track is a further large additional area of wood land which the vendor refers to as 'The Hill' where you can climb and sit to enjoy the most wonderful views. Here you can also find further parking, a timber store, carport and a vegetable plot. The garden and the additional land amounts to just under an acre. Location Wenhaston lies a short distance inland from the Suffolk Heritage Coast, it has a pub, shop and enjoys a busy village hall with lots of activities. Southwold and Walberswick are about four miles away. The popular market town of Halesworth is a similar distance, which is served by a good variety of shops and has a doctors surgery, library, arts and railway station offering a service via Ipswich to London Liverpool Street.   **** **** Fixtures & Fittings All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation. Services Oil central heating. Mains water, electricity and drainage connected. EPC Rating: E Local Authority East Suffolk District Council Tax Band: E 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. Tenure Vacant possession of the freehold will be given on completion.   ## Property Photos - ![Photo](/listings/photos/139679450/290262) - ![Photo](/listings/photos/139679450/290263) - ![Photo](/listings/photos/139679450/290264) - ![Photo](/listings/photos/139679450/290265) - ![Photo](/listings/photos/139679450/290266) - ![Photo](/listings/photos/139679450/290267) - ![Photo](/listings/photos/139679450/290268) - ![Photo](/listings/photos/139679450/290269) - ![Photo](/listings/photos/139679450/290270) - ![Photo](/listings/photos/139679450/290271) - ![Photo](/listings/photos/139679450/290272) - ![Photo](/listings/photos/139679450/290273) - ![Photo](/listings/photos/139679450/290274) - ![Photo](/listings/photos/139679450/290275) - ![Photo](/listings/photos/139679450/290276) - ![Photo](/listings/photos/139679450/290277) - ![Photo](/listings/photos/139679450/290278) - ![Photo](/listings/photos/139679450/290279) - ![Photo](/listings/photos/139679450/290280) - ![Photo](/listings/photos/139679450/290281) - ![Photo](/listings/photos/139679450/290282) - ![Photo](/listings/photos/139679450/290283) - ![Photo](/listings/photos/139679450/290284) - ![Photo](/listings/photos/139679450/290285) - ![Photo](/listings/photos/139679450/290286) - ![Photo](/listings/photos/139679450/290287) - ![Photo](/listings/photos/139679450/290288) - ![Photo](/listings/photos/139679450/290289) - ![Photo](/listings/photos/139679450/290290) - ![Photo](/listings/photos/139679450/290291) - ![Photo](/listings/photos/139679450/290292) - ![Photo](/listings/photos/139679450/290293) - ![Photo](/listings/photos/139679450/290294) - ![Photo](/listings/photos/139679450/290295) - ![Photo](/listings/photos/139679450/290296) - ![Photo](/listings/photos/139679450/290297) - ![Photo](/listings/photos/139679450/290298) - ![Photo](/listings/photos/139679450/290299) - ![Photo](/listings/photos/139679450/290300) - ![Photo](/listings/photos/139679450/290301) ## Floorplans - ![Floorplan 1](/listings/photos/139679450/290302) - Floorplan 1 - ![Floorplan 2](/listings/photos/139679450/290303) - Floorplan 2 ## EPC Graphs - ![EPC Front Page](/listings/photos/139679450/290304) - EPC Front Page ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE DELL BLACKHEATH ROAD, WENHASTON, HALESWORTH, EAST SUFFOLK, SUFFOLK, IP19 9EX | £630,000 | 13/12/2023 | 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 | |---------|-------|------|------| | GORSE COTTAGE BLACKHEATH, WENHASTON, HALESWORTH, EAST SUFFOLK, SUFFOLK, IP19 9ET | £510,000 | 05/02/2025 | Detached | | LANGDON BLACKHEATH, WENHASTON, HALESWORTH, EAST SUFFOLK, SUFFOLK, IP19 9ET | £400,000 | 08/11/2023 | Detached | | [Same street] BRANTS COTTAGE BLACKHEATH ROAD, WENHASTON, HALESWORTH, EAST SUFFOLK, SUFFOLK, IP19 9EX | £650,000 | 15/09/2023 | Detached | | APPLETREE COTTAGE BLACKHEATH, WENHASTON, HALESWORTH, EAST SUFFOLK, SUFFOLK, IP19 9ET | £580,000 | 16/02/2023 | Detached | | HARRADEN HOUSE BLACKHEATH, WENHASTON, HALESWORTH, EAST SUFFOLK, SUFFOLK, IP19 9EU | £638,750 | 01/12/2022 | Detached | **Street average:** £650,000 (1 sale) **Area average:** £532,188 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £390,926 (27 Detached, IP19, 2024–2026) - **Deviation:** +66.3% ## Rental Range *ONS Price Index of Private Rents (East Suffolk). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £749/mo - **Realistic:** £832/mo - **Optimistic:** £915/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Lowestoft & Great Yarmouth (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £628/mo ## 1% Rule - **Rent ratio:** 0.13% (weak for cashflow) - **Max investor price (0.8%):** £104,000 - **Target investor price (1%):** £83,200 *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.* ## Price per Square Metre - **£/m²:** £6,075/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3.2% - **10y growth:** 1.2% ## House Price Index (HM Land Registry) *Official index for East Suffolk; Detached series; as of March 2026.* - **1y growth (index):** 0.4% - **5y growth (index):** 11.6% - **10y growth (index):** 34.5% ## 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)