2 Bedroom Cottage

OCATION LOCATION LOCATION

This attractive character cottage property offered part furnished provides substantial accommodation. It is beautifully presented and well maintained by the landlord. The lounge is spacious with a charming fireplace. The kitchen is well-equipped with quality appliances and there is a door leading onto a lobby area which acts as the utility area.

Lobby is the main access into the home and also the courtyard garden. The ground floor has a mixture of tiled flooring and original wood flooring. Upstairs there are two bedrooms, a family bathroom and shower cubicle in the main bedroom. From the kitchen there is a second stair case that leads down to the cellar where two extra rooms are provided. Perfect for an office, older children or storage.

The home is supplied with gas central heating throughout, Energy Performance rating is on order.

Agent notes

Location: The property is located in Theatre Street in a highly desirable town centre location. Named by the Sunday Times in 2018 as one of the top four streets to live in.

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 Ofsted rated state and private schools for all age groups in both Melton and Woodbridge.

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).

Transport: Woodbridge Railway Station is 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 and 10 minutes. Greater Anglia have announced the launch of a direct rail services running to London Liverpool Station.

Local Authority: East Suffolk Council

Council Tax Band: At the time of instruction the council tax band for this property is Band C.

IMPORTANT INFORMATION FOR PROSPECTIVE TENANTS

1. Identification & Right to Rent All applicants will be required to provide photographic ID and proof of current address as part of our referencing process and for the purposes of Right to Rent checks under the Immigration Act 2014. Checks will be carried out on all intended occupiers aged 18 or over and your co-operation is required to avoid delays.

2. Not an Offer or Contract These particulars are provided in good faith but do not form part of, nor constitute, any offer or contract. No statement should be relied upon as a representation of fact.

3. Photographs & Floor Plans All text, images and floor plans are for guidance only and may not reflect the current condition or appearance. Photographs may have been taken at an earlier date and details may have changed.

4. Measurements Room sizes are approximate and intended as a guide only. Prospective tenants must verify dimensions themselves, particularly where furniture or appliances are to be installed.

5. Services & Appliances We have not tested any services, appliances, heating systems or fixtures and no warranty is given as to their condition or suitability. Tenants should confirm what is included and the extent of any garden, parking or shared areas.

6. Tenancy Agreement & Inventory A tenancy agreement and inventory will be provided prior to commencement detailing the condition and contents. These must be reviewed carefully before signing. Any variation must be agreed in writing by both parties.

7. Permitted Payments & Deposits Under the Tenant Fees Act 2019, permitted payments include rent, a refundable holding deposit (one week’s rent), a refundable tenancy deposit (up to five weeks’ rent where annual rent is under £50,000), and permitted default charges. Default charges are limited to reasonable costs for lost keys or security devices and interest on late rent at 3% above the Bank of England base rate after 14 days. Deposits are protected in a government-approved scheme in line with the Housing Act 2004.

8. Renters’ Rights Act 2025 (From 1 May 2026) All new tenancies will be periodic assured tenancies. Fixed-term ASTs and Section 21 notices no longer apply. Rent increases must be served via the prescribed Section 13 / Form 4 notice with a minimum of two months’ notice. Tenants have the right to challenge increases and request pets, which cannot be unreasonably refused. Discrimination against applicants with children or in receipt of benefits is unlawful. Further measures including the PRS Database, Decent Homes Standard and Landlord Ombudsman will follow.

9. Regulation & Complaints Potters Estate Agents is a member of ARLA Propertymark and operates Client Money Protection through Propertymark CMP. A copy of our complaints procedure is available on request. Unresolved complaints may be referred to The Property Ombudsman.