Sizewell, Suffolk Coast

Location
The property occupies a prominent position on the southern side of Sizewell Gap, on the western approach to the coastal hamlet of Sizewell. Sizewell Beach and the Suffolk coast are within a short walk. The property is also close to the Sizewell energy complex and lies within the Suffolk Coast and Heaths National Landscape.

The town of Leiston is approximately two miles to the west and provides a range of shops, schools and other local facilities. Thorpeness and Aldeburgh are approximately five and six miles away respectively.

Description
The Vulcan Arms comprises an established detached public house arranged over ground and first floors. The principal building is of traditional brick construction, with a rendered front elevation, beneath pitched tiled roofs. There are a number of single-storey additions.

The ground floor is arranged around a fitted central bar servery and provides two principal public bar and dining areas, together with a commercial kitchen, cellar and storage areas, customer WC facilities and other ancillary accommodation. The public areas retain a traditional character, with exposed timbers and fireplaces.

The first floor provides living accommodation comprising a sitting room, fitted kitchen, three bedrooms and a bathroom with bath and separate shower.

Externally, the property benefits from a substantial gravel-surfaced customer parking area, together with external seating and trade garden areas. There is also a timber storage building and other ancillary structures.

The property offers an opportunity to continue its established public house and hospitality use or, subject to obtaining all necessary consents, explore other commercial or residential uses.

Accommodation 

Accommodation
Ground-floor public house, kitchen, cellar and ancillary areas -150.0 sqm - 1,614 sq ft
First-floor living accommodation - 88.8 sqm - 956 sq ft
Total - 238.8 sqm - 2,570 sq ft

Sale Boundary
The sale comprises the public house and the land shown shaded pink on the indicative plan enclosed within these particulars.
The adjoining raised land to the east, historically used for caravan and camping purposes, is excluded from the sale and will be retained by the vendor. The precise sale boundary will be confirmed within the sale contract.
The plan is provided for identification purposes only and is not to scale.

Planning
We understand that the property has an established use as a public house with ancillary residential accommodation. The property may offer potential for alternative uses, subject to obtaining all necessary planning permissions and other consents. Interested parties should make their own enquiries of East Suffolk Council.

Services
We understand that mains water and electricity are connected. Heating is provided by an LPG-fired system, with an external LPG storage tank. Drainage is via a private septic tank system. The services and installations have not been tested by the agents. Interested parties should satisfy themselves as to their condition and suitability.

Business Rates
The property appears in the Rating List with a Rateable Value of £4,500 with effect from 1 April 2026. Small Business Rates Relief may be available, subject to the circumstances of the occupier. Interested parties should verify the rates payable with East Suffolk Council.

Council Tax
The first-floor living accommodation is understood to be assessed within Council Tax Band A.

EPC
The property has an Energy Performance Rating of C (71). The certificate is valid until 29 April 2036 and is available from the agents.

Fixtures and Fittings
The guide price is intended to include those trade fixtures, fittings and contents owned by the vendor and remaining at the property, save for any items expressly excluded.

Tenure
The property is to be sold freehold with vacant possession upon completion. The transaction will comprise a transfer of part, reflecting the sale boundary shown on the plan.

Terms
Offers are invited in the region of £285,000 for the freehold interest.

VAT
All figures are quoted exclusive of VAT, which will be charged where applicable.

Legal Costs
Each party will be responsible for their own legal costs incurred in connection with the transaction.

Anti-Money Laundering
The successful purchaser will be required to provide appropriate identification and proof of funds in accordance with current anti-money laundering regulations.

Viewing
Strictly by prior appointment with the sole agents.

Directions
Travelling east on the B1119, proceed towards Leiston. Take a right turn onto Park Hill, then immediately left onto the B1122 Main Street/High Street. After a short time take the left hand turn into Sizewell Road/King Georges Avenue. At the T-junction turn right heading East on Sizewell Gap. The Vulcan Arms will be found on the right hand side.

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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.

September 2026