Hereford Park, Earl Soham, Woodbridge, Suffolk, IP13
East of England
£215,000
Listed on 10/11/2026
Listed on 10/11/2026
The listing
Property details
Bedrooms
N/AType
PlotArea
721 sqftFeatures
- Garden
Description
A former commercial building dating from the 1980s, this detached lodge has planning permission to be refurbished as a two-bedroom home. The approved scheme forms part of the residential redevelopment of the former Earl Soham Business Park. Planning permission was granted by East Suffolk District Council on 4 December 2024 under reference DC/24/4190/FUL; the associated documents and plans are available through the council's planning portal.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
46out of 100
Grade ELow opportunity
Confidence: LOW
At £215,000, this detached lodge is priced at £298 per sq ft, 8.4% below the local average—a useful opportunity to acquire below the local £/sq-ft benchmark. The exterior and visible grounds appear maintained, while the interior remains a basic commercial fit-out rather than finished residential accommodation, so this is a substantial conversion project rather than a cosmetic refresh.
Planning permission is stated to have been granted for a two-bedroom lodge. The existing building and tree-lined setting give the project a clear starting point, but check the permission and its conditions, and factor in the new electricity meter and drainage arrangements as part of the conversion planning.
Key opportunities
- Shape the former commercial building into the permitted two-bedroom lodge, with scope to create a coherent residential layout and finishes.
- The maintained exterior, orderly visible grounds and tree-lined access provide a sound setting to build on.
- The asking price is 8.4% below the local average per square foot, offering scope to acquire below the local benchmark.
Key risks
- The commercial-style interiors call for a substantial conversion programme; plan time and budget for creating finished residential accommodation, not a cosmetic refresh.
- The purchaser is required to arrange a new electricity meter and mini treatment drainage system; verify the service and licence arrangements.
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Transport
Nearest stations
Wickham Market Rail Station
7.5 miles
Train · Campsey Ash
Melton (Suffolk) Rail Station
8.8 miles
Train · Melton
Woodbridge Rail Station
9.5 miles
Train · Woodbridge
Saxmundham Rail Station
9.6 miles
Train · Saxmundham
Contains public sector information from NaPTAN (DfT) licensed under the Open Government Licence v3.0.
Finance
Mortgage calculator
Illustrative repayments based on the asking price, not a mortgage offer.
£
£
£
%
%
years
Current average 2-year fixed rate is 5.13%
Current average variable rate is 6.58%
Monthly Repayments
£878
Based on a loan of £161,250 over 30 years at 5.13% interest
These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.
Tax
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Indicative tax based on the asking price and the options you select.
This calculation uses non-residential (land/commercial) tax rates.
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