Summary - White Horse Cottage, Newmarket Road, Risby IP28 6RD
1 bed 1 bath Office
Six flexible light-industrial units near A14, ready for fit-out and occupation.
Units approx 1,206 sq ft each with c.7m internal eaves height
Finished to shell/core specification — buyer fit-out required
Freehold sale per unit £255,000 plus VAT; vacant possession
Parking and forecourt loading space provided off-street
Planning consent for Class B1 and/or B8; NMA to split into six units
Mains services brought to unit and capped for connection
Service charge payable for estate common-area maintenance
Slow broadband; LPG heating and assumed uninsulated solid walls
This newly constructed Block D on Risby Business Park offers six identical light-industrial/commercial units, each about 1,206 sq ft (112.11 sqm) with approximately 7m internal eaves height. Finished to a shell and core specification and due for completion January 2026, the units provide high internal volume, full-height roller shutters and glazed entrances — a straightforward canvas for occupier fit-out or rental conversion under Class B1/B8 planning.
The site benefits from excellent road connectivity via the A14 to Bury St Edmunds, Ipswich and Cambridge, with allocated forecourt space for loading and car parking. Units are sold freehold with vacant possession and mains services will be brought to each unit and capped ready for connection. An EPC rating comparable to the adjacent Block E (average rating B) is anticipated on completion.
Buyers should note material points of cost and works: units are sold at £255,000 plus VAT per unit and will require tenant/owner fit-out from the shell. A site service charge will contribute to estate common-area maintenance. Broadband speeds are reported as slow in the area; mobile signal is excellent. Heating provision is LPG-fed boiler and radiators and the original solid brick walls are assumed to have no insulation, so thermal upgrades may be required to reach target energy or comfort standards.
This offer suits SME occupiers, local distributors or investors seeking new-build industrial assets with high internal clearance and straightforward road access. Make enquiries to confirm rateable values on completion, the outcome of the non-material amendment to split Block D into six units, and any specific local authority compliance for intended uses.
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