Hereford Park, Earl Soham, Woodbridge, Suffolk, IP13
East of England
£215,000
Listed on 12/11/2026
Listed on 12/11/2026
The listing
Property details
Bedrooms
N/AType
PlotArea
721 sqftDescription
This detached former business-park building is offered with planning permission to refurbish it as a two-bedroom residential lodge. The permission was granted by East Suffolk District Council in December 2024, and the associated documents are available through the council’s planning portal. The property is part of a wider redevelopment of the former business park, with further new-build homes planned nearby.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
45out of 100
Grade ELow opportunity
Confidence: LOW
At £215,000, this lodge is priced below the local average at £298/sq ft versus £325/sq ft, making the asking price a genuine acquisition opportunity. The vacant former commercial building has planning permission for conversion into a two-bedroom lodge, with a maintained plot and an exterior that appears broadly intact. The interiors are still open-plan and commercial in character, so this is a substantial conversion project rather than a cosmetic update; verify the approved plans and conditions, service connections, drainage requirements and access arrangements.
Key opportunities
- Use the approved two-bedroom lodge scheme to turn the former commercial open-plan space into a residential layout suited to the site.
- Create a fresh interior from the basic commercial finish, while retaining the building’s exposed dark framing as a potential character feature.
- The maintained lawn, mature trees and broadly intact exterior provide a useful setting for the conversion.
Key risks
- Open-plan former commercial interiors and no visible completed residential arrangement mean a heavy conversion programme: plan for a full interior rebuild and a longer programme than a cosmetic refresh.
- Water and electricity connections need completing, a new electricity meter is required, and a mini treatment drainage system must be installed; check the temporary treatment-plant arrangement and related rights.
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Transport
Nearest stations
Wickham Market Rail Station
7.6 miles
Train · Campsey Ash
Melton (Suffolk) Rail Station
8.9 miles
Train · Melton
Saxmundham Rail Station
9.5 miles
Train · Saxmundham
Woodbridge Rail Station
9.6 miles
Train · Woodbridge
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.
£
£
£
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%
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
Stamp duty calculator
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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