# 2 bedroom cottage for sale (IP18 6LQ) ## Property Details | Key | Value | |-----|-------| | Address | 12A, STRADBROKE ROAD, SOUTHWOLD, SUFFOLK IP18 6LQ | | Price | £375,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | B | | Construction age | England and Wales: before 1900 | | Floor area | 46 m² | | Last sold | £515,000 Oct 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** F - **Potential rating:** A - **Current heating cost:** £1,037/year - **Est. upgrade cost to C:** £29,630 ### Recommendations - A3 (£1,500 - £2,700) - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - E (£30) - L2 (£1,600 - £2,400) - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2968-5049-7234-5813-5954) ## Description A CHARMING TWO BEDROOM COTTAGE TUCKED AWAY IN A PRIVATE COURTYARD A FEW PACES FROM THE BEACH. Located at the southern end of Stradbroke Road the perfect location in the heart of the Conservation Area, just a short 50 yard stroll from the, light house, sea front and beach. Just around the corner is the famous Lord Nelson Pub and market place of this charming coastal town. Southwold is situated on the East Suffolk Heritage Coast, a designated Area of Outstanding Natural Beauty. The town has an excellent range of shops and is well known for its architecture, pier, sandy beach, working harbour, commons and greens **Description** - Secret Cottage is approached via a shared passageway leading into a spacious courtyard, over which the property is has a right of access, with resin-bonded surface, creating a welcoming and low-maintenance setting complete with bench seat. A slate-covered entrance canopy frames the double-glazed front door, which opens into an inviting open-plan living space. Here, double-glazed windows overlook the courtyard and an impressive decorative tiled fireplace with electric stove forms a cosy focal point. The fitted shaker-style kitchen features woodblock work surfaces, a butler sink with mixer tap, and integrated appliances including a concealed fridge, dishwasher and washing machine, along with an electric range cooker set against a coloured glass splashback. A latch door leads to the ground floor shower room, fitted with a tiled shower cubicle with rain shower, hand basin with storage below, WC and an opaque double-glazed window. Stairs rise to the first-floor landing, illuminated by a double-glazed rooflight, where pine doors open to two bedrooms. The spacious principal bedroom enjoys a double-glazed window overlooking the courtyard, an ornamental cast-iron fireplace and a built-in wardrobe, while the second bedroom also overlooks the courtyard and includes a useful storage cupboard housing the pressurised hot water cylinder. A separate WC with hand basin, rooflight and double-glazed window completes the accommodation. Blending character features such as latch doors and fireplaces with modern fittings and a practical layout, Secret Cottage offers a charming and well-presented home centred around a peaceful courtyard setting. Secret Cottage would make a wonderful second home, that would also prove popular as a holiday let.  This is how the current vendors use and enjoy Secret Cottage.  In 2023 and 2024 the sellers advises gross income was in the region of £16,500 for each financial year. **Tenure** - Freehold **Outgoings** - Council Tax Band currently deleted **Services** - Mains electricity, water and drainage **Viewing Arrangements** - Please contact Flick & Son, 8 Queen Street, Southwold, IP18 6EQ for an appointment to view. Email: Tel: Ref: 21012/RDB. **Fixtures And 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 - ![exposure_corrected_IMG_3512.jpg](/listings/photos/172190234/637245) - exposure_corrected_IMG_3512.jpg - ![IMG_3497.jpg](/listings/photos/172190234/637248) - IMG_3497.jpg - ![IMG_3498.jpg](/listings/photos/172190234/637252) - IMG_3498.jpg - ![IMG_3499.jpg](/listings/photos/172190234/637255) - IMG_3499.jpg - ![IMG_3500.jpg](/listings/photos/172190234/637257) - IMG_3500.jpg - ![IMG_3501.jpg](/listings/photos/172190234/637261) - IMG_3501.jpg - ![IMG_3502.jpg](/listings/photos/172190234/637264) - IMG_3502.jpg - ![IMG_3503.jpg](/listings/photos/172190234/637266) - IMG_3503.jpg - ![IMG_3504.jpg](/listings/photos/172190234/637268) - IMG_3504.jpg - ![IMG_3505.jpg](/listings/photos/172190234/637270) - IMG_3505.jpg - ![IMG_3506.jpg](/listings/photos/172190234/637271) - IMG_3506.jpg - ![IMG_3507.jpg](/listings/photos/172190234/637273) - IMG_3507.jpg - ![IMG_3508.jpg](/listings/photos/172190234/637274) - IMG_3508.jpg - ![IMG_3509.jpg](/listings/photos/172190234/637276) - IMG_3509.jpg - ![IMG_2893.jpg](/listings/photos/172190234/637278) - IMG_2893.jpg ## Floorplans - ![12AStradbrokeRoadSouthwold-High (1).jpg](/listings/photos/172190234/637280) - 12AStradbrokeRoadSouthwold-High (1).jpg ## EPC Graphs - ![EE Rating](/listings/photos/172190234/637282) - EE Rating ## FENSA Certificates This property has 3 FENSA certificate(s) on record. ### FENSA Certificate #10966571 - **Address:** 12a Stradbroke Road, SOUTHWOLD, IP18 6LQ - **Certificate Issued:** 04/05/2015 - **Work Completed:** 16/04/2015 - **Items:** 1 window(s), 1 door(s) ### FENSA Certificate #9213387 - **Address:** 12a Stradbroke Road, SOUTHWOLD, IP18 6LQ - **Certificate Issued:** 26/11/2012 - **Work Completed:** 05/11/2012 - **Items:** 1 door(s) ### FENSA Certificate #9213386 - **Address:** 12a Stradbroke Road, SOUTHWOLD, IP18 6LQ - **Certificate Issued:** 26/11/2012 - **Work Completed:** 05/11/2012 - **Items:** 3 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12A STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £515,000 | 04/10/2022 | Flat | | 12A STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £450,000 | 26/10/2020 | 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 | |---------|-------|------|------| | [Same street] 32 STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £1,150,000 | 30/08/2024 | Terraced | | [Same street] 74 STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £830,000 | 11/03/2024 | Terraced | | [Same street] 58 STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £985,000 | 11/03/2024 | Terraced | | [Same street] 22 STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £1,300,000 | 18/12/2023 | Semi-detached | | [Same street] 48B STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £398,000 | 12/07/2023 | Flat | | [Same street] 40 STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £950,000 | 06/07/2023 | Terraced | | [Same street] 56 STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £950,000 | 06/06/2022 | Terraced | | [Same street] 62 STRADBROKE ROAD, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6LQ | £725,000 | 29/04/2022 | Terraced | **Street average:** £911,000 (8 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £903,333 (9 Detached, IP18, 2024–2026) - **Deviation:** -58.5% ## 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):** £573/mo ## 1% Rule - **Rent ratio:** 0.22% (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:** £8,152/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 70.6% - **10y growth:** 202.6% ## 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)