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£495,000

London Road, Shadingfield, Beccles

Land size: 2 acres
Bedrooms: 4
Bathrooms: 1

Key Features

Formerly Old Village Stores
Plot extends to just over 2 acres stms
Exciting potential for reconfiguration
Unique characterful cottage
Detached unconverted barn and outbuildings
Three bedrooms
Off road parking
NO ONWARD CHAIN!

Description

Formerly the village store, The Stores in Shadingfield offers a unique and characterful layout with exciting potential for reconfiguration. Set on a plot that extends to approx. 2 acres stms, with a range of outbuildings.

Entering from the front of the property, you are welcomed into an L-shaped kitchen/breakfast room which leads through to the sitting room, featuring a wood burner and direct access to the rear garden. Stairs rise to the first floor beside the fireplace, adding to the property's charm and individuality.
At the far end of the sitting room, a further door opens into the former shop area. This versatile space could lend itself to a variety of uses, including an additional reception room, dining room or home office, with a second staircase leading to the first floor. A ground floor bathroom completes the ground floor accommodation.
Upstairs, the first floor comprises a series of interconnecting bedrooms which offer considerable flexibility and scope for reconfiguration to suit a purchaser’s needs.
Outside, the property is approached via a driveway leading to a private parking area and a detached, unconverted outbuilding which presents an exciting opportunity for redevelopment, subject to the necessary consents. The enclosed rear garden is equally full of potential, offering a blank canvas for landscaping or further enhancement. To the rear of the property is further land, the total plot equates to approximately 2 acres stms, there is a range of outbuildings.
The village of Shadingfield is ideally positioned for access to the market town of Beccles and the Suffolk coast, with the popular seaside town of Southwold within easy reach.
SERVICES
Mains electricity, water and sewerage are connected. (Durrants has not tested any apparatus, equipment, fittings or services and so cannot verify they are in working order.)
TENURE
Freehold.
VIEWING
Strictly by appointment with the agent's Beccles Office.
LOCAL AUTHORITY
East Suffolk District Council. Council Tax Band – C

Outbuildings Houses with Land Cottages Residential Barns Freehold Rural properties

Map Location

Property details

Tenure: Freehold
Council Tax Band: C
Date Posted: 2026-07-16

Market Value Analysis

Compared with 1,165 Homes with Land listings in East Anglia (1+ acres).

This Property£247,500 / acre

Homes with Land Average (1+ acres) £379,659 / acre

View full market data

Energy Performance Certificate

Energy Efficiency Rating

Very energy efficient - lower running costs

CurrentPotential

(92+)A

(81-91)B

(69-80)C

(55-68)D

(39-54)E

(21-38)F

(1-20)G

39 E

76 C

Based on UK Energy Performance Certificate standards (EU Directive 2002/91/EC)

Running costs are one side. Planning activity, flood history and ground risks for this location are in the full report.

Utilities & Restrictions

Utilities

Electricity: Mains
Water: Mains
Heating: Oil Heating
Broadband: Ask Agent
Sewerage: Mains

Rights & Restrictions

Public Rights of Way: Ask Agent
Private Rights of Way: Yes
Listed Property: Ask Agent
Restrictions: Yes

Listed status, conservation areas and planning constraints for this location are in the full report.

Property Features

Accessibility: Ask Agent
Parking: Driveway
Garden: Garden

Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.

Connectivity

Broadband

Fastest speed available at this postcode

1.8 Gbps

Gigabit full fibre · available to 13% of premises

Suitable for

4K streaming on every screen
Full-time home working
Online gaming & big downloads

Mobile signal

CallsDataEE Good GoodO2 Good GoodThree Good GoodVodafone Good Good

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

Brampton Church of England Primary School1.8 milesOfsted report card · Feb 2026
Ages
4 to 11
Pupils
82
Type
Academy sponsor led
Faith
Church of England
Ringsfield Church of England Primary School2.2 milesNo Ofsted rating
Ages
2 to 11
Pupils
118
Type
Academy converter
Faith
Church of England
Worlingham Church of England Voluntary Controlled Primary School2.8 milesOfsted: Outstanding *
Ages
4 to 11
Pupils
324
Type
Voluntary controlled school
Faith
Church of England
Beccles Primary Academy2.9 milesOfsted: Good
Ages
3 to 11
Pupils
148
Type
Academy sponsor led
The Albert Pye Community Primary School3.1 milesNo Ofsted rating
Ages
3 to 11
Pupils
350
Type
Academy converter

Secondary

Beccles High School2.9 milesOfsted: Requires improvement
Ages
11 to 16
Pupils
182
Type
Free schools
Sir John Leman High School3 milesOfsted report card · Apr 2026
Ages
11 to 18
Pupils
1,404
Type
Academy converter
Bungay High School6.3 milesOfsted report card · Mar 2026
Ages
11 to 18
Pupils
922
Type
Academy converter
Pakefield High School6.8 milesOfsted: Good
Ages
11 to 16
Pupils
679
Type
Academy converter
East Point Academy7.5 milesNo Ofsted rating
Ages
11 to 16
Pupils
846
Type
Academy sponsor led

* 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

Co-op Swines Green Foodstore, Beccles2.8 miles

Co-op Market Square Beccles, Beccles3.4 miles

Tesco Beccles Superstore, Beccles3.5 miles

GP surgery

Beccles Medical Centre3.1 miles

Pharmacy

Worlingham Pharmacy2.9 miles

Hospital

Beccles Hospital3.2 miles

Green space

Playing Field11 metres

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

Brampton (Suffolk) Rail Station1.8 miles

Nearest bus stop

Shadingfield Fox7 metres

Typical drive times

Bungay17 min · 9.1 miles

Beccles7 min · 3.8 miles

Southwold17 min · 10 miles

Halesworth15 min · 7.3 miles

Norwich (city)36 min · 23 miles

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

Flood Zone 1Lower risk

Surface water

Outside the mapped risk bandsVery low risk

The detail behind these bandings

The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.

Exact flood zones & annual chances (included in the full report)
Any recorded past flooding (included in the full report)
Planning activity nearby (included in the full report)
Heritage & conservation (included in the full report)
Protected nature designations (included in the full report)
Ground risks (included in the full report)
Sold prices nearby (included in the full report)

£14.99 · one-off purchase

By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.

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.

Listing agent

Durrants, Beccles

10 New Market, Beccles, NR34 9HA

Contact Durrants, Beccles

10 New Market, Beccles, NR34 9HA

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