# 4 bedroom detached house for sale (IP6 9NP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 46 CHURCH ROAD, IPSWICH, OTLEY, SUFFOLK IP6 9NP |
| Price | £415,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £400,000 Oct 2017 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 29/05/2027
- **Current heating cost:** £684/year
- **Est. upgrade cost to C:** £19,143

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£20)
- I (£2,200 - £3,000)
- 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/0158-2820-7057-9073-8941)

## Description

**** **** Entrance hall, sitting room, dining room, conservatory, kitchen, utility room and cloakroom. Master bedroom with en-suite shower room. Three further bedrooms and family bathroom. Single garage and driveway. Good sized mature gardens to the front and rear. 

**Location** **** The property is located in the centre of the quiet and popular village of Otley, set long Church Road. The village has an excellent community spirit and benefits from a shop/post office, a primary school, medical centre, church and public house, The White Hart. 

Otley is some 8 miles north of the County town of Ipswich and a similar distance from the historic market town of Woodbridge, on the banks of the River Deben. It is also ideally situated for access to all parts of the County. The A14 at Stowmarket is within 10 miles and the A12, which by-passes Woodbridge, provides access to Felixstowe and London. The Heritage coast is approximately 20 miles. There are main line Inter-City rail services to London Liverpool Street station from Ipswich and Stowmarket. 

**Directions** **** From Ipswich travel in a northerly direction on the B1077. Proceed through the villages of Westerfield and Witnesham. At the junction with the B1078 turn right, signposted towards Otley. Continue past Otley College to the bottom of the hill and turn left signposted Otley. Proceed along this road into the village where the property will be found on the left hand side. 

**Description** **** 46 Church Road was built during the early 1990's and comprises a relatively spacious four bedroom family house with good size, mature gardens to the front and rear. The vendors have lived at the property for 14 years and have undertaken various alteration and improvement works in recent times including the addition of the conservatory and refurbishment of the bathroom and en-suite shower room. 

The rear garden is delightful, and facing in a south westerly direction benefits from the sun throughout the day. The garden also enjoys direct views of St Michael's Church, together with a patio area immediately adjoining the rear of the property, a useful storage shed, raised railway sleeper beds and a summerhouse/cabin. 

**The** **Accommodation** ****  

**The** **House** ****  

**Ground** **Floor** **** A part glazed wooden front door opens into the 

**Entrance** **Hall** **** With stairs to first floor incorporating an understairs storage area, wood effect flooring, radiator and doors off to 

**Cloakroom** **** With WC, wash basin and radiator. 

**Sitting** **Room** **19´8** **x** **11´9** **(5.99m** **x** **3.58m)** **** A spacious reception room with the focal point being the open fireplace with raised stone hearth. Window overlooking the front drive, village street and beyond. TV and telephone points. Radiators, interconnecting doors to the Dining Room and fully glazed French doors to the 

**Conservatory** **10´11** **x** **10´** **(3.33m** **x** **3.05m)** **** A delightful addition to the house, providing a further reception area. Of UPVC construction set on a raised brick plinth with vaulted Perspex ceiling, the conservatory provides delightful views of the patio and garden. French doors opening onto the patio and tiled floor.

From the Entrance Hall a further door provides access to the 

**Kitchen** **10´3** **x** **10´** **(3.12m** **x** **3.05m)** **** With window overlooking the front garden. Well fitted with good range of cupboard and drawer units with granite effect worksurface over incorporating a resin sink with mixer tap and drainer. Recess for electric cooker with Neff light extractor hood over, and plumbing for dishwasher. Recess for upright fridge freezer, fitted display cabinet, radiator, spotlighting and doors off to the 

**Dining** **Room** **10´11** **x** **9´8** **(3.33m** **x** **2.95m)** **** With window providing delightful views of the rear patio and garden. Interconnecting double door with the Sitting Room, radiator and door to understairs storage cupboard. 

A second doorway from the Kitchen provides access to the 

**Utility** **Room** **9´2** **x** **5´** **(2.79m** **x** **1.52m)** **** With part glazed stable type door providing access to the gardens. Range of fitted cupboard units with granite effect worksurface over incorporating a stainless steel sink with drainer. Recess and plumbing for washing machine and floor mounted Camray oil fired boiler. Radiator. 

Stairs from the Entrance Hall rise to the 

**First** **Floor** ****  

**Landing** **** With access to roof space, radiator, door to Airing Cupboard and doors off to 

**Master** **Bedroom** **13´9** **x** **9´9** **(4.19m** **x** **2.97m)** **** A good size double bedroom with window overlooking the front garden and village street. Range of fitted wardrobes, radiator, TV point and door to  

**En-suite** **Shower** **Room** **** **** Fitted with suite comprising shower cubicle with Mira mixer shower, mounted wash basin with storage under and WC. Radiator. 

**Bedroom** **Two** **11´9** **x** **10´5** **(3.58m** **x** **3.18m)** **** Another double bedroom with large window overlooking the front garden and village street. Radiator. 

**Bedroom** **Three** **11´11** **x** **9´** **(3.63m** **x** **2.74** **m)** **** A double bedroom with window on the side elevation providing views towards the Post Office and Village Store. Radiator.  

**Bedroom** **Four** **9´** **x** **8´6** **(2.74m** **x** **2.59m)** **** With window providing delightful views over the rear garden and gently undulating countryside beyond. Currently used as a study with range of fitted shelving.  

**Bathroom** **** With window providing delightful views to the rear and well fitted with suite comprising p-shape bath with mixer tap and bath shower attachment in tiled surround, pedestal wash basin and WC. Radiator.  

**Outside** **** Access to the property is via a shared shingle drive that leads up to a concrete parking area immediately in front of the covered porch and Single Garage (approximately 17'8 x 7'7) with up and over door, power and light connected and a personnel door to the rear. 

A pathway continues from the parking area beside the garage and front gardens, and onto the rear. The front gardens are quite large, and laid to grass for ease of maintenance. There is also a well-stocked border partly enclosing the garden that contains a number of established trees, shrubs and flowers, as well as mature Silver Birch, Cherry and Hawthorn trees.

The rear garden is of a good size and facing a south westerly direction, enjoys the sun for the majority of the day. Immediately adjoining the rear of the property is a large patio area, that can be accessed from the Conservatory, together with a gravelled terrace and the useful storage shed. A paved pathway leads from the patio to the garden beyond. This comprises a central lawned area that is enclosed within a number of mature shrubs and trees, as well as two raised railway sleeper beds. This part of the garden benefits from direct views of the church tower to the south, beyond which is the 'Dingley Dell'; where the timber framed summer house/cabin (approximately 12'3 x 9'7) with power and light connected will be found, together with a gravelled area that enjoys the evening sun. Beyond the gardens to the rear is gently undulating agricultural land.  

**Viewing** **** **** Strictly by appointment with the agent. 

**Services** **** **** Mains electricity, water and drainage. Oil fired central heating.  

**Council** **Tax** **** **** Band E £1,873.86 payable per annum 2017/2018 

**Local** **Authority** **** **** Suffolk Coastal District Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789 

**NOTE** **** These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved.

May 2017 

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/66847358/1615485) - Floorplan 1
- ![Floorplan 2](/listings/photos/66847358/1615487) - Floorplan 2
- ![Floorplan 3](/listings/photos/66847358/1615489) - Floorplan 3

## EPC Graphs

- ![EPC 1](/listings/photos/66847358/1615491) - EPC 1
- ![EPC Front Page](/listings/photos/66847358/1615492) - EPC Front Page

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #5086196
- **Address:** 46 Church Road, Otley, IP6 9NP
- **Certificate Issued:** 06/09/2017
- **Work Completed:** 10/09/2007
- **Items:** 11 window(s)

### FENSA Certificate #13015872
- **Address:** 46 Church Road, Otley, IP6 9NP
- **Certificate Issued:** 03/07/2018
- **Work Completed:** 01/06/2018
- **Items:** 1 door(s)

### FENSA Certificate #17360650
- **Address:** 46 Church Road, Otley, IP6 9NP
- **Certificate Issued:** 12/07/2026
- **Work Completed:** 06/07/2026
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 CHURCH ROAD, OTLEY, IPSWICH, SUFFOLK COASTAL, SUFFOLK, IP6 9NP | £400,000 | 02/10/2017 | Detached |
| 46 CHURCH ROAD, OTLEY, IPSWICH, SUFFOLK COASTAL, SUFFOLK, IP6 9NP | £187,500 | 14/08/2002 | 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 |
|---------|-------|------|------|
| HAZELWOOD COTTAGE CHAPEL ROAD, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9NT | £785,000 | 11/12/2025 | Detached |
| 32 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £780,000 | 27/11/2025 | Detached |
| THE CEDARS CHAPEL ROAD, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9NT | £640,000 | 14/10/2022 | Detached |
| LITTLE MEADOW CHAPEL ROAD, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9NT | £450,000 | 10/10/2022 | Detached |
| 2 LITTLE MEADOWS DRIVE, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9NW | £460,000 | 18/08/2022 | Detached |
| 34 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £542,000 | 28/01/2022 | Detached |
| 30 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £545,000 | 07/01/2022 | Detached |
| 28 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £505,000 | 30/11/2021 | Detached |
| 15 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £490,000 | 29/11/2021 | Detached |
| 36 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £535,000 | 23/11/2021 | Detached |
| 25 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £645,000 | 19/11/2021 | Detached |
| 23 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £640,000 | 12/11/2021 | Detached |
| 17 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £500,000 | 08/11/2021 | Detached |
| 1 MILLERS WAY, OTLEY, IPSWICH, EAST SUFFOLK, SUFFOLK, IP6 9HF | £425,000 | 20/08/2021 | Detached |

**Area average:** £567,286 (14 sales)

## Price vs local average

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

- **Local average:** £545,316 (22 Detached, IP6, 2024–2026)
- **Deviation:** -23.9%

## 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):** £1,097/mo

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £104,375
- **Target investor price (1%):** £83,500

*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:** £3,673/m²

## Capital growth trend

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

- **5y growth:** 91.8%
- **10y growth:** 66.6%

## House Price Index (HM Land Registry)

*Official index for East Suffolk; Detached series; as of April 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 9.7%
- **10y growth (index):** 34.2%

## 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)