# 2 bedroom apartment for sale (IP17 2HE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 4 SMYTH CLOSE, SAXMUNDHAM, PEASENHALL, SUFFOLK IP17 2HE |
| Price | £185,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £164,000 Oct 2011 |

## Description

**DESCRIPTION** **** **** A luxury and ultra stylish two bedroom split level apartment situated in the popular village of Peasenhall.  This property would make an ideal second home or first time purchase and has been beautifully renovated by the current owners.  The accommodation comprises two bedrooms and a modern refitted shower room to the ground floor, with spacious entrance hall and ample storage.  On the first floor is an open plan living room/kitchen/dining area with high gloss units and dual aspect views.  The property further benefits from allocated parking, communal garden area and under floor heating to the hallway and first floor. Early viewing is strongly recommended to avoid disappointment.  

**LOCATION** **** **** A very popular village, Peasenhall sits astride the Yoxford to Stowmarket road and has a variety of shops in its centre, post office and a delicatessen with a Royal seal of approval. The A12 Great Yarmouth to London road is easily accessible at Yoxford about three miles to the east and the market town of Saxmundham, which lies about five miles south, has a good range of shops including Waitrose and Tesco supermarkets and a railway station which gives both direct and connecting services via Ipswich to London Liverpool Street.  

**ACCOMMODATION** **** ****  

**FRONT** **GARDEN** **** **** Paved with shingle area, and communal garden.   

**ENTRANCE** **DOOR** **INTO:** ****  

**HALLWAY** **** **** Engineered walnut wood flooring.  Stairs rising to first floor.  Under stairs recess.  Cupboard housing the pressurised hot water system with additional storage and automatic light.  Recessed spotlights. Under floor heating. Doors into: 

**BEDROOM** **2** **** Double glazed window to front aspect.  Wall mounted thermostat controlled electric radiator.  Built-in double wardrobe with sliding door and hanging rail.   

**MASTER** **BEDROOM** **** Double glazed window to rear aspect.  Wall mounted thermostat controlled electric radiator.  Two built-in double wardrobes, both with hanging rails.   

**REFITTED** **GROUND** **FLOOR** **SHOWER** **ROOM** **** A three piece suite comprising of shower cubicle with Aqualisa shower, low flush W.C. and wash handbasin inset vanity unit.  Heated towel rail.  Tiled flooring.  Tiling to walls.  Extractor.  Recessed spotlights.  Large wall mirror.  Stainless steel shaver socket.   

**STAIRS** **RISING** **TO:** ****  

**FIRST** **FLOOR** ****  

**OPEN** **PLAN** **LIVING** **ROOM/KITCHEN/DINING** **AREA** ****  

**LIVING** **ROOM** **** Double glazed window to rear aspect.  Engineered walnut wood flooring.  Loft access.  Recessed spotlights.  Wall mounted high gloss storage units.  T.V. point.  Built-in LED plinth lighting.  Under floor heating.  

**KITCHEN** **AREA** **** Refitted with a matching range of high gloss base and wall mounted units with roll edge work surfaces over, incorporating a double Hotpoint oven and ceramic hob with extractor.  Plumbing for washing machine and plumbing for dishwasher.  Space for fridge/freezer.  Double glazed window to front aspect.  Engineered walnut wood flooring.  Mosaic tiling to splashbacks.  LED plinth lighting.  Under unit lighting.  Under floor heating. 

**OUTGOINGS** **** Details can be obtained from the East Suffolk Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk. IP12 1RT.  Tel:  . 

 

**VIEWING** **** Please contact Flick & Son, Ashford House, High Street, Saxmundham, IP17 1AB for an appointment to view. Email:     Tel:     Ref:  19386/LG. 

**FIXTURES** **&** **FITTINGS** **** No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded.  It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale.   These particulars do not constitute any part of any offer or contract.  They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents.  The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise. 

## Property Photos

- ![Photo](/listings/photos/77795452/1078882)
- ![Photo](/listings/photos/77795452/1078883)
- ![Photo](/listings/photos/77795452/1078888)
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- ![Photo](/listings/photos/77795452/1078903)
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- ![Photo](/listings/photos/77795452/1078912)
- ![Photo](/listings/photos/77795452/1078916)
- ![Photo](/listings/photos/77795452/1078919)
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## Floorplans

- ![Floorplan 1](/listings/photos/77795452/1078929) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/77795452/1078933) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 4 SMYTH CLOSE, PEASENHALL, SAXMUNDHAM, SUFFOLK COASTAL, SUFFOLK, IP17 2HE | £164,000 | 14/10/2011 | 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 |
|---------|-------|------|------|
| SUFFOLK HOUSE FLAT 4 SMYTH CLOSE, PEASENHALL, SAXMUNDHAM, EAST SUFFOLK, SUFFOLK, IP17 2HE | £220,000 | 13/06/2022 | Flat |

**Area average:** £220,000 (1 sale)

## Price vs local average

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

- **Local average:** £115,000 (2 Flat, IP17, 2024–2026)
- **Deviation:** +60.9%

## 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):** £693/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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Bruisyard Road, IP17 | £1,100/mo | 2 | 0.11 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.59% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 7.1%
- **Cost-to-rent:** 14×
- **Monthly cashflow:** £236/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.3%

*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).*

## Capital growth trend

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

- **5y growth:** -48%
- **10y growth:** 256.2%

## 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)