117 Lacey Street, Ipswich, IP4 2PL

A deceptively spacious and beautifully presented two-bedroom end-terrace home, ideally positioned within easy reach of Ipswich town centre, Ipswich Hospital and within the highly regarded Northgate High School catchment area.

Offered to the rental market in excellent decorative order throughout, the property combines character features with practical modern living and benefits from permit parking, a generous rear garden and a versatile basement room.

The accommodation begins with a welcoming sitting room featuring wood flooring and a bright front aspect, flowing through to a separate dining room with feature fireplace and access to the basement.

The kitchen is fitted with a range of white units, wood-effect work surfaces, pantry storage and space for freestanding appliances, together with direct access to the rear garden.

A particularly useful feature is the basement room, offering excellent versatility as a home office, hobbies room, gym, occasional guest accommodation or additional living space.

To the first floor are two generous double bedrooms and a spacious family bathroom. The principal bedroom benefits from a built-in storage cupboard and direct access to the bathroom.

Outside, the property enjoys an enclosed front garden and an attractive, well-established rear garden extending to the rear of the plot.

The garden offers a mixture of lawn, mature planting, patio seating areas and a pergola, creating an excellent space for entertaining and outdoor enjoyment.

Two useful brick-built outbuildings provide valuable storage accommodation. Permit parking is available via Ipswich Borough Council.

Situated within convenient reach of Ipswich town centre, the property benefits from excellent access to shops, restaurants, leisure facilities, schools and mainline rail links to London Liverpool Street.

Ipswich Hospital is also nearby, making this an ideal location for a wide range of tenants. Available subject to referencing and contract.

EPC Rating: E Council Tax Band: B Ipswich continues to grow in popularity with renters due to its excellent blend of convenience, connectivity and lifestyle amenities.

The town centre offers a wide range of restaurants, cafés, bars, gyms and shopping facilities together with the popular waterfront marina area.

Ipswich railway station provides direct services to London Liverpool Street, making the area attractive for commuters, whilst the wider Suffolk coastline and market towns including Woodbridge remain within easy reach.

Early viewing is strongly recommended.

Important information for prospective tenants 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.

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.

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. 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.

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.

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.

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. 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.

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.

EPC Rating: E Location Ipswich continues to grow in popularity with renters due to its excellent blend of convenience, connectivity and lifestyle amenities.

The town centre offers a wide range of restaurants, cafés, bars, gyms and shopping facilities together with the popular waterfront marina area.

Ipswich railway station provides direct services to London Liverpool Street, making the area attractive for commuters, whilst the wider Suffolk coastline and market towns including Woodbridge remain within easy reach.