The Cockles, Back Road, Falkenham, Suffolk, IP10
- Land size
- 0.16 acres
Description
Description
A development opportunity located on Back Road, Kirton, Suffolk, comprising a substantial site of approximately 5 acres with significant potential for redevelopment or continued commercial use. The current layout allows the site to remain operational for business purposes immediately, while offering future redevelopment potential, subject to planning consent. The site has a history of commercial activity and is considered suitable for a range of alternative commercial or mixed-use developments, in line with local planning policy. Its size and configuration make it attractive to investors, developers, and owner-occupiers seeking flexibility, scale, and long-term value. Existing buildings on site include: A trade counter and office, two industrial units with power and electricity, two open storage sheds, a residential dwelling and temporary portacabins.
Situation
The property is located on Back Road, Kirton, IP10 0QQ, in a well-established village setting within close proximity to key transport links and commercial centres, inc. the Port of Felixstowe. Kirton lies just south of Felixstowe and east of Ipswich, making it a strategically placed location for businesses serving both local and regional markets.
Accommodation
Site approx. 5 Acres
Trade Counter: NIA 132.65 sq m / 1,427 sq ft
Industrial Unit 1: 228.15 sq m / 2,455 sq ft
Industrial Unit 2: 306.57 sq m / 3,299 sq ft
2 x open storage sheds unmeasured
House unmeasured
Location
The site offers a supportive local community with nearby amenities, while larger commercial, retail, and industrial facilities are readily available in Felixstowe and Ipswich. The combination of good road connectivity, proximity to major business hubs, and a semi-rural setting makes this an appealing location for a wide range of commercial uses.
Business Rates
Rateable Value: £17,500, increasing to £20,250 from 1/4/2026. All enquiries to East Suffolk Council.
Planning
Planning: B2, C3, SG, E. It is assumed that planning permission exists for these uses, however, prospective purchasers or developers are advised to make their own enquiries with the local planning authority to confirm that their intended use is acceptable. All enquiries to East Suffolk Council.
Service Charge
The site benefits from mains electricity and water, with on-site septic tanks.
EPC
To be commissioned
VAT
VAT status to be confirmed.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-02-07
Price history
| Date | Change | Price |
|---|---|---|
| 29 Jul 2026 | Reduced 20% (−£500,000) | £2,000,000 |
| Until 29 Jul 2026 | Asking price | £2,500,000 |
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Private Parking
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
70 Mbps
Superfast
Suitable for
- HD streaming
- Video calls
- Web & social
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Trimley St Martin Primary School668 metresNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 168
- Type
- Community school
- Trimley St Mary Primary School1.7 milesOfsted: Requires improvement *
- Ages
- 4 to 11
- Pupils
- 389
- Type
- Community school
- Bucklesham Primary School2.4 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 104
- Type
- Community school
- Felix Primary School2.4 milesOfsted: Requires improvement
- Ages
- 4 to 11
- Pupils
- 201
- Type
- Academy converter
- Grange Community Primary School2.8 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 160
- Type
- Academy sponsor led
Secondary
- Felixstowe School2.3 milesOfsted: Good
- Ages
- 11 to 19
- Pupils
- 1,169
- Type
- Academy sponsor led
- Kesgrave High School5.3 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,875
- Type
- Academy converter
- Harwich and Dovercourt High School5.7 milesOfsted report card · Jan 2026
- Ages
- 11 to 16
- Pupils
- 1,075
- Type
- Academy sponsor led
- Ipswich Academy5.9 milesOfsted: Requires improvement
- Ages
- 11 to 18
- Pupils
- 981
- Type
- Academy sponsor led
- Copleston High School6.3 milesNo Ofsted rating
- Ages
- 11 to 18
- Pupils
- 1,930
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
These bandings are the summary. Where this location sits on the flood maps, plus planning activity, heritage and ground risks, is in the full report.
Important notice: Information, maps and tags on this page are drawn from the advertising agent's marketing materials or generated automatically. LandSale has not verified them. Relying on these details is at your own risk, always carry out independent checks before committing to a purchase.
LandSale full disclaimer
Marketing information only - not formal particulars. The details on this website are provided for general guidance and do not constitute an offer or contract. Neither LandSale nor the advertising estate/land agent accepts responsibility for any inaccuracy.
1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
3. No warranty or liability
LandSale gives no warranty, express or implied, as to the accuracy, completeness or fitness for any particular purpose of the information displayed. LandSale shall not be liable for any loss, damage, cost or expense arising directly or indirectly from any use of or reliance on such information, save where liability may not be excluded by law.
4. Updates & feedback
If you believe any detail on this listing is inaccurate, please let us know. We will investigate and, where appropriate, update the listing or notify the agent.
© LandSale | Version 1.3 - August 2026
Listing agent
Penn Commercial, Ipswich
Suite C, Orwell House, The Strand Wherstead Ipswich IP2 8NJ
Contact Penn Commercial, Ipswich
Suite C, Orwell House, The Strand Wherstead Ipswich IP2 8NJ
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