Entrance hall, sitting room, dining room, kitchen and ground floor cloakroom.  Three first floor bedrooms and a family bathroom.  Off-road parking to front. Generous enclosed garden to rear. No forward chain. For Sale By Timed Online Auction - 21st January 2026 Method of Sale
The property is being offered for sale by Unconditional Timed Online Auction on 21st January 2026 and on the assumption the property reaches the reserve price, exchange of contracts will take place upon the fall of the electronic gavel with completion on 18th February 2026.  For details of how to bid please read our Online Auction Buying Guide.   The seller’s solicitor has prepared an Auction Legal pack.  This will be available to view online and interested parties should Register online to receive updates.  If you are viewing a hard set of these particulars or via Rightmove or alike, please visit the Online Property Auctions section of Clarke and Simpson’s website to Watch, Register and Bid.  Seller’s Solicitors
The seller’s solicitor is Flagship Conveyancing, 31 King Street, Norwich, Norfolk NR1 1PD; Email: . We recommend that interested parties instruct their solicitor to make any additional enquiries prior to the auction. Note
For those wishing to bid at auction, it is essential that each buyer “wet” signs a copy of the Flagship Declaration of Interest and Buyer Qualification Forms. Please contact the agent for further details.  Location
63 St Margarets Crescent is a short walk from the centre of the amenities of the town.  Leiston benefits from a high street which offers a good variety of independent retailers, together with a Co-operative supermarket.  There is also the popular Leiston Film Theatre, a post office, a library, museum, garage, a number of public houses, Leiston Primary School with nursery and Alde Valley High School.  Saxmundham lies about three miles to the west where there are further facilities, including Waitrose and Tesco supermarkets, and rail services to Ipswich with some direct trains through to London's Liverpool Street station.  The Heritage Coast, with the popular coastal villages and towns of Thorpeness and Aldeburgh, is within two miles. The county town of Ipswich lies about twenty miles to the south-west.  Directions
Heading from the direction of Saxmundham, entering Leiston on Waterloo Road, take the first turning on your left into St Margarets Crescent and the property can be found a short distance down on the right hand side identified by a Clarke and Simpson For Sale Auction board. For those using the What3Words app: ///many.irritable.remission Description
63 St Margarets Crescent is a three bedroom, mid-terrace house built by solid wall construction dating back to circa 1920s.  The property has well laid out accommodation over two floors and comprises an entrance hall, sitting room, dining room, kitchen, ground floor cloakroom, three first floor bedrooms and a family bathroom.  The property is now in need of refurbishment and renovation throughout although it does benefit from gas-fired central heating and double glazing.   Outside The property is approached from the front via a pathway leading from the highway where there is a drop curb leading to off-road parking for potentially two vehicles.  The rear garden is enclosed by a mixture of panel fencing and hedging and is mainly laid to lawn with a timber shed and paved terrace immediately to the rear of the property.  From the garden there is gated access to the side alleyway which is shared with a neighbouring property. Viewing Strictly by appointment with the agent.   Services  Mains water, drainage, gas and electricity.   Broadband   To check the broadband coverage available in the area click this link – Mobile Phones To check the mobile phone coverage in the area click this link – EPC  Rating = D (Copy available from the agents upon request). Council Tax  Band A; £1,543.63 payable per annum 2025/2026 Local Authority  East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: . NOTES   1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 2.  The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity. 3.  In the unlikely situation of our client considering an offer prior to auction, a premium price would have to be put forward and the purchaser would be required to sign the contract and put down a 10% deposit and pay the Buyers Administration Charge, well in advance of the auction date.  An offer will not be considered unless a potential buyer has read the legal pack and is in a position to immediately sign the contract.  The seller is under no obligation to accept such an offer.   It should be noted that Clarke and Simpson cannot keep all interested parties updated and at times will be instructed to accept an offer and exchange contracts without going back to any other parties first. Please note that in this instance Flagship have stated that the property will be sold by auction only. 4.  Additional fees:  Buyers Administration Charge - £1200 including VAT (see Buying Guide).  Disbursements - please see the Legal Pack for any disbursements listed that may become payable by the purchaser upon completion. 5.  The guide price is an indication of the sellers minimum expectations.  This is not necessarily the figure that the property will sell for and may change at any time prior to the auction.  The property will be offered subject to a reserve (a figure below which the auctioneer cannot sell the property during the auction) which we will expect to be set within the guide range of no more than 10% above a single figure guide. 6.  Flagship Housing Ltd have a restriction against use of the property as a House of Multiple Occupation (HMO).  The incoming    purchaser may wish to explore a release of this restrictive covenant with Flagship Housing Ltd directly. 7. Any prospective buyer interested in adding additional units, subdividing the garden, or altering the property’s use will be required to obtain a release of covenant from Flagship Ltd, along with the necessary permissions. January 2026