The main cottage welcomes you through a front entrance hall with stairs rising to the first floor. The hallway leads on to a spacious double-aspect sitting featuring an impressive inglenook fireplace with an inset wood-burning stove and lovely garden views. This leads seamlessly into the kitchen/breakfast room, which is fitted with an attractive range of modern units, wood worktops, and a traditional butler sink—perfectly blending style and practicality.

A more recent addition to the cottage is the stunning dining/family room. Bathed in natural light from overhead rooflights, this elegant space opens directly onto the rear garden and also provides access to a convenient ground-floor WC.
Upstairs, the first floor offers two bedrooms. The principal bedroom benefits from built-in storage and access to a beautifully appointed bathroom, complete with dual wash basins, a double-ended bath, and a separate shower. From the landing, steep stairs rise to a further versatile room tucked into the eaves.

Across the garden sits the detached annexe, a tastefully converted and inviting open-plan space with a contemporary, recently refurbished kitchen. Stairs lead from the main living area to a light and airy bedroom with an adjoining shower room.

The gardens surrounding York Cottage are designed for ease of maintenance alongside established shrub planted borders. Double gates to the side provide the option for off-road parking, although many will choose to park further along the lane and fully embrace the garden space. Please note there is a right of way through the garden in favour of the neighbouring properties.

Situated just a stone’s throw from Holton Pits nature reserve, this wonderful home is a haven for wildlife enthusiasts and walkers alike. York Cottage is a rare find—charming, flexible, and brimming with character in a much-loved Suffolk village.

SERVICES
Mains electricity, water and drainage are connected. (Durrants has not tested any apparatus, equipment, fittings or services and so cannot verify they are in working order.)

VIEWING
Strictly by appointment with the agent's Halesworth Office.

LOCAL AUTHORITY
East Suffolk Council. Council Tax Band – B

TERMS OF LETTING
1.Term of 6 months certain on the basis of an Assured Shorthold Tenancy. A rent of £1200 per calendar month will be payable in advance by standing order.
2.Council tax - tenant responsible for charge
3.Services - tenant responsible for utilities
4.Deposit of £1384 is required. If held by Durrants it will be held under the Government approved scheme run by The Dispute Service – full details available from Durrants or www.thedisputeservice.co.uk. No interest is paid on this amount.
5.If the deposit is held by the landlord Durrants will provide the name of the Government approved scheme the landlord is registered with.
6.The landlord will not consider applicants who are smokers.
7.Where Durrants manage a property they will make quarterly inspections.
The processing time from a tenant deciding to take a property to them having possession normally takes an average of three weeks.
If you would like a guide of the income level needed for the amount of rent required, contact us prior to referencing.
8.Permitted fees which may be applicable:
Holding Deposit – One weeks rent, this is to reserve a property, if the tenant withdraws or fails a right to rent check the holding deposit with be forfeited
Security Deposit – Five weeks rent (rent up to £50,000 per year)
Six Weeks rent (rent over £50,000 per year)
Unpaid rent – Interest at 0.75% above Bank of England Base Rate this will not be levied until the rent is more than 14 days in arrears
Lost Keys – tenant will be liable to actual cost of replacing keys/lock or security device and cost of locksmith
Variation of contract - (tenant request) - £50 (incl vat) per agreed variation
Change of Sharer – (Tenant request) - £50 (incl vat) To cover costs
Early Termination – Should the tenant wish to leave early they will be liable to the Landlords cost of re-letting as well as rent due under the tenancy until the start date of a replacement.

PLEASE NOTE BY SIGNING A TENANCY AGREEMENT YOU ARE ENTERING INTO A LEGALLY BINDING CONTRACT.