# 2 bedroom detached bungalow for sale (IP18 6YS) ## Property Details | Key | Value | |-----|-------| | Address | 28 THE FIRS, SOUTHWOLD, REYDON, SUFFOLK IP18 6YS | | Price | £310,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1983-1990 | | Floor area | 75 m² | | Last sold | £305,000 Sep 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 10/06/2034 - **Current heating cost:** £1,197/year - **Est. upgrade cost to C:** £17,740 ### Recommendations - A (£100 - £350) - W2 (£4,000 - £6,000) - E (£15) - G (£350 - £450) - I (£2,200 - £3,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9595-3038-2206-3834-9204) ## Description A modern detached bungalow with private south facing garden tucked in a secluded corner of in a cul de sac centrally located in this ever popular coastal village within 1 mile of the renowned seaside town of Southwold which occupies a prominent position on the East Suffolk Heritage Coast, a designated Area of Outstanding Natural Beauty. Set around numerous greens the town offers an excellent range of shops, golf and sailing clubs and unique small cinema. Reydon has two general stores, an excellent hotel/public house and well established bowls club. The surrounding area is renowned for its beautiful countryside and coastline. **Description** - A modern detached bungalow with private south facing garden tucked in a secluded corner of a cul de sac centrally located in this ever popular coastal village within 1 mile of the renowned seaside town of Southwold. The bungalow is set back from the road behind a wide open plan lawn garden with specimen trees. A driveway provides off road parking and access to a detached brick & tile garage. Picket fence and hand gate open to the secluded south facing patio and rear garden with a wealth of flowering plants and shrubs. Within the garden is a large workshop/store with electric supply. The accommodation with gas central heating and double glazing features: **Accommodation** - **Entrance Hall** - Airing cupboard. **L-Shape Sitting/Dining Room** - Bay window overlooking the front garden. Fireplace with gas fire and timber mantle and surround. Casement doors opening to: **Conservatory** - Brick and double glazed with casement doors opening to the garden. **Kitchen** - Fitted with base and wall cupboards, work surfaces and single drainer sink unit. Electric oven and gas hob with cooker hood over. Windows to side and overlooking the rear garden. Entrance doors to the side and conservatory. **Bedroom** - Fitted bedroom furniture. Window overlooking the front garden. **Bedroom** - Fitted bedroom furniture. Window overlooking the rear garden. **Bathroom** - White suite comprising corner shower cubicle, hand basin and WC. Wall tiling and opaque window. **Tenure** - Freehold **Outgoings** - Council Tax Band currently C. **Services** - Mains electricity, water and drainage. **Viewing Arrangement** - Please contact Flick & Son, 8 Queen Street, Southwold, IP18 6EQ for an appointment to view. Email: Tel: Ref: 20553/RDB. **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 - ![IMG_4966.jpg](/listings/photos/148844453/448024) - IMG_4966.jpg - ![IMG_4960.jpg](/listings/photos/148844453/448025) - IMG_4960.jpg - ![IMG_4954.jpg](/listings/photos/148844453/448026) - IMG_4954.jpg - ![IMG_4950.jpg](/listings/photos/148844453/448027) - IMG_4950.jpg - ![IMG_4949.jpg](/listings/photos/148844453/448028) - IMG_4949.jpg - ![IMG_4952.jpg](/listings/photos/148844453/448029) - IMG_4952.jpg - ![IMG_4951.jpg](/listings/photos/148844453/448030) - IMG_4951.jpg - ![IMG_4961.jpg](/listings/photos/148844453/448031) - IMG_4961.jpg - ![IMG_4962.jpg](/listings/photos/148844453/448032) - IMG_4962.jpg - ![IMG_4963.jpg](/listings/photos/148844453/448033) - IMG_4963.jpg - ![IMG_4957.jpg](/listings/photos/148844453/448034) - IMG_4957.jpg - ![IMG_4958.jpg](/listings/photos/148844453/448035) - IMG_4958.jpg - ![IMG_4956.jpg](/listings/photos/148844453/448036) - IMG_4956.jpg - ![IMG_4955.jpg](/listings/photos/148844453/448037) - IMG_4955.jpg - ![IMG_4948.jpg](/listings/photos/148844453/448038) - IMG_4948.jpg - ![IMG_4953.jpg](/listings/photos/148844453/448039) - IMG_4953.jpg - ![IMG_4959.jpg](/listings/photos/148844453/448040) - IMG_4959.jpg - ![IMG_4964.jpg](/listings/photos/148844453/448041) - IMG_4964.jpg - ![IMG_4965.jpg](/listings/photos/148844453/448042) - IMG_4965.jpg - ![IMG_4967.jpg](/listings/photos/148844453/448043) - IMG_4967.jpg ## Floorplans - ![Floorplan](/listings/photos/148844453/448044) - Floorplan ## EPC Graphs - ![EE Rating](/listings/photos/148844453/448045) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 28 THE FIRS, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6YS | £305,000 | 11/09/2024 | 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 | |---------|-------|------|------| | 9 THE CRESCENTS, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6RT | £535,000 | 30/11/2023 | Detached | | 10 NICHOLAS DRIVE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6RE | £565,000 | 15/11/2023 | Detached | | 1 FIELDVIEW CLOSE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6PR | £450,000 | 30/06/2023 | Detached | | 21 WANGFORD ROAD, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6PY | £610,000 | 28/04/2023 | Detached | | 12 THE FIRS, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6YS | £345,000 | 16/03/2023 | Detached | | 8 NICHOLAS DRIVE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6RE | £397,500 | 10/03/2023 | Detached | | 8 THE CRESCENTS, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6RT | £360,000 | 02/03/2023 | Detached | | 30 WANGFORD ROAD, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6PY | £885,000 | 18/11/2022 | Detached | | 94 WANGFORD ROAD, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6NY | £610,000 | 21/10/2022 | Detached | | 16 THE FIRS, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6YS | £330,000 | 22/09/2022 | Detached | | MELAY LODGE MOUNT PLEASANT ROAD, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6QG | £500,000 | 07/07/2022 | Detached | | THE CROFT MOUNT PLEASANT ROAD, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6QG | £520,000 | 30/06/2022 | Detached | | 25 NICHOLAS DRIVE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6RE | £500,000 | 19/05/2022 | Detached | | 3 GREEN OAKS, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6RX | £490,000 | 16/05/2022 | Detached | | 1 FIELDVIEW CLOSE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6PR | £360,000 | 11/05/2022 | Detached | | GROVE HOUSE QUEENS ROAD, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6QH | £275,000 | 09/03/2022 | Detached | | 31 THE FIRS, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6YS | £395,000 | 10/12/2021 | Detached | | WANSTEAD COXS LANE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6QJ | £350,000 | 05/11/2021 | Detached | | 11 NIGHTINGALE AVENUE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6XN | £485,000 | 13/10/2021 | Detached | | 20 NICHOLAS DRIVE, REYDON, SOUTHWOLD, EAST SUFFOLK, SUFFOLK, IP18 6RE | £456,000 | 24/06/2021 | Detached | **Area average:** £470,925 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £903,333 (9 Detached, IP18, 2024–2026) - **Deviation:** -65.7% ## 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:** 0.27% (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:** £4,133/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 60.9% - **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)