# 2 bedroom flat for sale (IP12 2TB) ## Property Details | Key | Value | |-----|-------| | Address | 78 REDWALD ROAD, WOODBRIDGE, RENDLESHAM, SUFFOLK IP12 2TB | | Price | £190,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | A | | Floor area | 89 m² | | Last sold | £177,000 Jun 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 02/11/2032 - **Current heating cost:** £1,060/year - **Est. upgrade cost to C:** £7,500 ### Recommendations - W2 (£4,000 - £6,000) - L2 (£2,000 - £3,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4032-5729-9209-0217-1202) ## Description Potters Estate Agents is pleased to offer this well maintained ground floor apartment located in the Village of Rendlesham. There are two double bedrooms, large lounge, conversatory which is very rare, kitchen/diner, a bathroom, ample storage and allocated parking. This flat has views over a central green. This apartment is in good order throughout benefits electric night storage heaters, replacement double glazed windows and doors. Lease Service change is £270 payable twice a year (1st April and 1st Nov) For building insurance, parking and external property upkeep. Estate Management £160.00 payable on 1st Jan each year For communal area upkeep and grass cutting. (All houses and flats contribute). The lease is 999 years from 1985 and there are no restrictions on pets. A discount is applied for early payment. Viewing is strongly recommended Agent notes Location: The Rendlesham Estate boasts its own dental practice, convenience store, post office and nursery and schools on site. Located less than five miles from central Woodbridge with good access to the A12. Melton Railway Station with its convenient parking provides commutable access to London Liverpool Street. This is set to get better with the recent launch on the line of modern hybrid trains ( Rendlesham is in a privileged position with the forest less than five minutes away, and the Suffolk Heritage Coast and Woodbridge less than ten minute's drive. The immediate vicinity boasts some popular suburban greenbelt land comprising Rendlesham Forest, Woodbridge Golf Club and Ufford Park Golf Course to name but a few. Rendlesham Mews offers an eclectic mix of independent retail units including Rendlesham Pharmacy, Kidz cupboard and Zorbas fast food. Woodbridge Town: Lying on the banks of the River Deben the historic market town of Woodbridge is thriving with excellent local facilities including bars, cafes, pubs and restaurants. There is a Riverside Cinema, A top quality Leisure Centre, and Marina. In addition the town has an attractive range of shops and boutiques. The river offers water sports opportunities, together with golf, tennis, rugby and football clubs close by. The picturesque Suffolk Heritage Coastal area is on hand. Education: There is a wide selection of state primary schools (Ofsted rated Good) and private schools for all age groups in both Rendlesham, Eyke, Melton and Woodbridge. Farlingaye Secondary School is Ofsted Rated Outstanding in all three areas Access: 5 Miles to Woodbridge and The A12 which is easily accessed, linking to the county town of Ipswich (14 miles) to Colchester, Chelmsford and beyond. Stansted Airport is accessed (via the A120), Cambridge and The Midlands (via the A14). Transport: Melton and Woodbridge Railway Stations are on the Ipswich to Lowestoft East Suffolk Line which provides excellent rail links: Liverpool Street Station has a journey time from Ipswich of approximately 1 hour. Greater Anglia have announced the launch of a direct rail services running to London Liverpool Station. Access: The A12 is easily accessed, linking to the county town of Ipswich (10 miles) to Colchester, Chelmsford and beyond. Stansted Airport is accessed (via the A120), Cambridge and The Midlands (via the A14). Local Authority: East Suffolk Council Council Tax Band: At the time of instruction the council tax band for this property is Band A. 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. Disclaimer 1. While Potter's Estate Agents endeavour to make our sales particulars fair, accurate and reliable they are only a general guide to the property. 2. A buyer is advised to obtain verification from their Solicitor in all circumstances. Potters will not be liable for any legal expenses incurred without written permission by the controlling directors. 3. Potters draft particulars are drafted on an "as is" basis approved by the client we represent. We cannot guarantee that accuracy of the information disclosed or give any warranty as to suitability, fitness for purpose, completeness, or that any content is free of omissions or errors. 4. If there is any point which is of particular importance to you please contact the office and we will be happy to check the position for you, especially if you are contemplating travelling some distance to view the property. 5. The measurements indicated are supplied for guidance only and cannot guarantee the accuracy of any description, dimensions, references to conditions, necessary permissions for use and occupancy and other details contained herein. 6.The prospective purchasers or tenants must not rely on the particulars as statements of fact or representations and must satisfy themselves as to their accuracy. 7. Potter's Estate Agents doesn't have any authority to make or give any representation or warranty or enter into any contract whatever in relation to the property. 8. Services: Please note we have not tested the services or any of the equipment or appliances in this property. We strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 9. Potter's Estate Agents will not be liable for negligence or otherwise, for any loss arising from the use of these particulars. This applies to legal costs and any subsequent information that may be revealed by searches etc' 10. Potters have not tested any apparatus, equipment, fixtures and fittings so cannot verify that they are in working order or fit for the purpose. 11. Photographs will only show certain parts of the property and assumptions should not be made in respect of those parts of the property that have not been photographed. (Items or contents shown in the photographs are not included as part of the sale unless specified otherwise. It should not be assumed the property will remain as shown in the photograph. 12. Photographs are taken using a wide-angle lens. Council Tax Band: A (East Suffolk Council) Tenure: Leasehold ## Property Photos - ![Photo](/listings/photos/128541026/720434) - ![Photo](/listings/photos/128541026/720437) - ![Photo](/listings/photos/128541026/720439) - ![Photo](/listings/photos/128541026/720440) - ![Photo](/listings/photos/128541026/720442) - ![Photo](/listings/photos/128541026/720443) - ![Photo](/listings/photos/128541026/720446) - ![Photo](/listings/photos/128541026/720451) - ![Photo](/listings/photos/128541026/720454) - ![Photo](/listings/photos/128541026/720459) - ![Photo](/listings/photos/128541026/720466) - ![Photo](/listings/photos/128541026/720472) - ![Photo](/listings/photos/128541026/720478) - ![Photo](/listings/photos/128541026/720483) ## Floorplans - ![Floorplan 1](/listings/photos/128541026/720488) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/128541026/720497) - EPC ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #14707490 - **Address:** 78 Redwald Road, Rendlesham, IP12 2TB - **Certificate Issued:** 25/07/2021 - **Work Completed:** 21/07/2021 - **Items:** 5 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 78 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TB | £177,000 | 02/06/2023 | Semi-detached | | 78 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TB | £140,000 | 20/12/2019 | Semi-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 | |---------|-------|------|------| | 42 SPENCER ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TJ | £160,000 | 17/12/2025 | Flat | | 5 ASPEN COURT, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2GY | £140,000 | 24/01/2025 | Flat | | [Same street] 65 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TB | £240,000 | 17/01/2025 | Terraced | | [Same street] 66 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TB | £118,000 | 21/06/2024 | Terraced | | [Same street] 82 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TB | £160,000 | 10/11/2023 | Flat | | 125 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TF | £178,000 | 08/06/2023 | Flat | | 127 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TF | £140,000 | 27/03/2023 | Flat | | [Same street] 74 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TB | £150,000 | 24/02/2023 | Flat | | [Same street] 76 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TB | £163,000 | 06/01/2023 | Flat | | 21 ASPEN COURT, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2GY | £145,000 | 22/12/2022 | Flat | | 20 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TA | £164,000 | 16/12/2022 | Flat | | 41 SPENCER ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TJ | £175,000 | 29/09/2022 | Flat | | 25 SPARROWS CROFT ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TG | £168,000 | 17/08/2022 | Flat | | 40 SPENCER ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TJ | £157,000 | 08/08/2022 | Flat | | 19 GARDENIA CLOSE, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2GX | £190,000 | 30/06/2022 | Flat | | 36 SPENCER ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TJ | £175,000 | 27/05/2022 | Flat | | 15 GARDENIA CLOSE, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2GX | £185,000 | 03/05/2022 | Flat | | 9 ASPEN COURT, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2GY | £148,500 | 11/03/2022 | Flat | | 21 SPARROWS CROFT ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TG | £142,500 | 03/03/2022 | Flat | | 46 REDWALD ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TA | £170,000 | 11/02/2022 | Flat | | 8 ASPEN COURT, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2GY | £148,000 | 16/12/2021 | Flat | | 5 GARDENIA CLOSE, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2GX | £148,000 | 17/09/2021 | Flat | | 23 SPARROWS CROFT ROAD, RENDLESHAM, WOODBRIDGE, EAST SUFFOLK, SUFFOLK, IP12 2TG | £170,000 | 07/07/2021 | Flat | **Street average:** £166,200 (5 sales) **Area average:** £161,333 (18 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £157,042 (12 Flat, IP12, 2024–2026) - **Deviation:** +21% ## 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 Ipswich (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £715/mo ## 1% Rule - **Rent ratio:** 0.44% (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.* ## Price per Square Metre - **£/m²:** £2,135/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -35.2% - **10y growth:** -2% ## House Price Index (HM Land Registry) *Official index for East Suffolk; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -4.4% - **5y growth (index):** -0.2% - **10y growth (index):** 12.6% ## 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)