4-bedroom house · CO10 5JS
Listing removedReduced £25k (−3.6%) on 20 JunListed 413 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Beech House is one of just four other executive houses which were built in the mid-1990’s by renowned local developers Michael Howard Homes.
Encircled by woodland, the development is discreetly positioned in Boxford, where the village centre is only some 0.2 miles to the north.
Beech House has been under the same ownership since new, and although the property has been well-maintained over the years, the accommodation does require cosmetic upgrading.
That said, the family accommodation is well-proportioned, whilst also provides an abundance of natural light via numerous windows, which includes two feature bay windows to the sitting room and the main bedroom above.
Further attributes include the wonderful vistas from both floors, which enjoy views over the private gardens, as well as the surrounding setting - which is particularly attractive.
Providing the largest plot in Rectory Park, the house is set in some 0.6 acres, comprising a private rear garden with a wooded area which extends west to School Hill.
The property also offers off-road parking, and a detached double garage.
Located a short walk from the village centre, Boxford is a popular village, which also favours the commuter, offering a wide range of amenities including local shops and post office, two pubs, and a primary school.
The 36-hole Stoke-by-Nayland Golf and Health Club lies about 2 miles away, as well as outstanding restaurants in nearby Lavenham and Stoke-by-Nayland.
Agent's Note Numerous trees to the west of Beech House are protected by preservation orders. Local Authority and Council Tax Band Babergh with Mid Suffolk District Council.
Band G (2025) EPC Rating Current E (50) Potential C (74) Services Mains electricity, water, and drainage. Oil-fired central heating. What3words: ///cactus.trappings.profited
Value & comps
No previous sales on record.
Returns
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We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
FAQ
About Beech House,1, Rectory Park, Sudbury
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