Attik in the attic,
The Cut
Halesworth
IP19 8BY
The Street, Westleton, Saxmundham
Guide Price £800,000
3 Bedroom Cottage - Detached
- Charming period property in the heart of Westleton, beautifully renovated with exposed beams, brickwork, and wood burners.
- Thriving shop, Post Office, and tea rooms with separate entrances and well-equipped commercial facilities
- Prime village location near the Suffolk coast, with excellent footfall and a strong community presence.
- Spacious living accommodation including two/three large double bedrooms, stylish bathroom and ensuite, and a generous lounge-diner.
- High-spec kitchen serving both the home and tea rooms, featuring LPG range cooker, Belfast sink, and hardwood worktops
- Sunny tea garden with outdoor seating, and customer washroom/baby changing facilities
- Private rear garden with decking, summer house, children's play area, and ornamental planting.
- Multiple outbuildings, including a commercial kitchen, storage rooms, and a versatile garden room.
- Scope for further use, with the potential for extra living space in the summer house (subject to planning).
ATTIK are delighted to present a beautifully renovated period property in the heart of this popular Suffolk village, combining charming living accommodation, with a well-established Village Store, Post Office, and The Snug Tea Room. The interior features exposed beams, brickwork, wood burners, and high-quality fittings throughout. The commercial spaces are fully equipped and well-presented, while the private residence includes spacious reception rooms, two/three large bedrooms (one en suite), and a stylish kitchen—all set within a picturesque village near the Suffolk coast. The Post Office and Store are seaparate to the Tea Room, with a shared driveway leading into a lovely tea garden. At the rear, there's a substantal private enclosed garden, multiple outbuildings including a store room for the shop, a commercial kitchen for the tea room, two summer houses , and a spacious decked area – all offering a mix of character, functionality, and peaceful outdoor space. To view this property please call the team today!
The house, tea room, post office & village store..
Tucked away in the charming Suffolk village of Westleton, The White House is a beautifully renovated period property that blends character features with modern comforts, offering both inviting living accommodation and a thriving commercial space. Located just a short distance from the stunning Suffolk coast and within easy reach of Southwold, Aldeburgh, and the heritage village of Dunwich, this versatile property truly captures the essence of countryside living with a bustling community spirit.
Upon entering through the door to The Snug Tea Room, you're immediately welcomed into a warm and characterful space. The Snug itself is a beautifully finished room, rich in period detail with exposed timber beams above and exposed brickwork adding charm to the walls. A delightful bay window to the front hosts a small bar and seating area, creating an intimate and welcoming atmosphere. Most of the furnishings in this room are included, with the exception of the dresser and a few leased items such as the coffee machine. A wood-burning stove is set within the fireplace, making this a cosy retreat during the cooler months. There is a practical wash station here as well, with a door leading to the retail areas and another accessing the private living quarters.
Through a charming old door lies a handy prep and storage area, which also doubles as a mini office space. Here, you’ll find room for undercounter fridges, a meat slicer, and even a small bay window bringing in natural light. A disused stairwell now serves as additional storage, with a secure safe wired to the property's alarm system.
The adjoining shop and Post Office are accessed through another internal door or via a separate front entrance. The shop is well-stocked and thoughtfully arranged with a till point, warming cabinet, large display fridges, and all the essential fittings in place. The Post Office counter is neatly situated in one corner, offering a valuable service to the local community.
Beyond the tea room lies the kitchen – a generous space serving both the tea rooms and the main house. It's fully equipped with a six-burner LPG gas range cooker, two large ovens, three microwaves, a dishwasher, and a washing machine set either side of a classic Belfast sink. Hardwood worktops, stylish dark tiling, and a freestanding prep station create a functional yet attractive workspace. A large American-style fridge freezer stands opposite a window overlooking the tea garden, with a door leading directly outside.
The private lounge-diner is a wonderfully spacious room with engineered wood flooring and another wood burner nestled in an exposed brick fireplace. This dual-purpose space benefits from garden views through large windows, and French doors from the lounge opening onto the patio, filling the room with natural light. The ground floor bathroom features wood-effect floor tiles, a corner shower with traditional thermostatic controls and rainfall head, and a freestanding roll-top bath. Period touches continue with a high-level WC, Victorian-style heated towel rail, and classic metro tiles. An additional WC with basin is located off a small internal lobby which connects to bedroom two, a generously proportioned double with ample wardrobe space and a large window facing the rear garden.
Upstairs, the master bedroom suite is a true highlight. Accessed via a staircase off the lounge-diner, it opens into a spacious dressing area with dual aspect windows, cast iron radiators, and charming views, including towards the nearby chapel. The bedroom itself is equally impressive, with exposed ceiling timbers, another dual aspect, and a lovely window seat. Steps lead to a stylish ensuite bathroom with a roll-top bath, vanity unit, WC, and elegant finishes throughout. The dressing room was previously a third bedroom, and can be returned to that use if required.
To the rear beyond a five-bar gate, the walled garden forms the delightful tea garden belonging to The Snug Tea Room, a real suntrap for the warmer months. This secluded garden area has several tables dotted about, making the most of this sunny little courtyard. The area is well-used and welcoming, There’s a disabled-accessible WC with baby-changing facilities, as well as a small garden store tucked behind a black door.
Beyond the public areas, there's further private garden space, LPG tanks tucked discreetly away, and various mature planting beds including a magnificent wisteria and clematis. The paths lead to a spacious outbuilding, purpose-built for storage and housing a secondary kitchen — complete with electric hob, ovens, and a lovely outlook onto the garden.
Towards the far end, there's a peaceful private garden with a small summer house on decking, enclosed by attractive gabion walls. It’s a lovely sun trap, with room for loungers and a nearby garden bar fitted with power and a bottle fridge. A newly relocated greenhouse and children’s play area add to the space’s versatility, alongside yet more storage sheds and a dedicated utility area.
Crowning it all is a superbly finished, fully equipped summer house with vaulted ceilings, triple-aspect windows, a bar, and a large decked terrace. It’s served as an office, dining area, and lounge, and could easily be adapted for further accommodation (subject to planning). Altogether, it’s a wonderful mix of functional and tranquil, balancing community-facing activity with private garden serenity in an idyllic Suffolk setting.
The business...
The Snug, together with the village shop and Post Office, is a well-established and profitable business that has been successfully run by the current owners and their dedicated team of part-time staff for over a decade. Now approaching retirement, the vendors are ready to pass the reins to new owners with fresh energy and ideas.
Currently operating six days a week from 9am to 4pm, there is considerable scope to grow the business further, subject to any necessary consents, including extended opening hours, evening dining at The Snug and gardens, or developing takeaway options such as beach and holiday picnic hampers.
Located at the heart of a vibrant village and popular tourist destination, the business also benefits from regular trade linked to nearby commuter activity from Sizewell.
Full accounts are available to seriously interested parties. Viewings are strictly by appointment.
Agents notes...
A pre-recorded walkaround tour is available for this property
Commercial EPC to follow
Energy Efficiency and Environmental Impact
Although these particulars are thought to be materially correct their accuracy cannot be guaranteed and they do not form part of any contract.
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