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The Fountain Tuddenham St Martin, , IP6 9BT Tenure - Freehold Guide Price - £725,000 2

Summary

• Attractive detached Grade ll village Freehouse

• Lounge bar and dining areas (80)

• Established business – sales £753,781 ex VAT

• Food led business, stunning gardens (122)

• Large car park, 3 bed owner’s accommodation

• Wonderful village location, excellent levels of trade 3

Location The Fountain is predominantly situated in the village of Tuddenham St Martin, lying on the river Fynn, and just 4 miles north of the county town of Ipswich and 5 miles west of the riverside market town of Woodbridge. The property is easily accessible from the many pretty and affluent villages located around this part of Suffolk, and in addition to the local and surrounding population, the area is within a popular tourist destination and is only 3 miles from the A12 (S), that links the area with the Suffolk Heritage Coast and the popular towns of Woodbridge, and .

Description A 2 storey detached Grade II listed property dating from the 16th Century having undergone various alterations during the 17th to the 20th centuries. The main property is of traditional timber frame with red brickwork to the front under a pitched plain tiled roof. The property was extended to the rear around 2008 enhancing the Google © Copyright (2018) All rightsreserved. trade and ancillary accommodation. There are extensive grounds of just under one acre, providing a large car park and extensive external trade gardens.

Viewings Strictly by appointment through Fleurets East Office on 01223 402 600.

Google © Copyright (2018) All rightsreserved. 4

Business The business generates income principally from food and beverage sales, with the The business is well situated to draw destination trade from nearby Ipswich, additions of functions and private parties. This exceptionally well appointed business Woodbridge and the many surrounding villages and further afield due to its excellent has been under the ownership of our clients since 2005, in the first instance as tenants location it enjoys high levels of repeat custom. We believe there is scope to add letting then acquiring the freehold in 2012. During our clients ownership they have completely rooms as the property has sufficient space and this would be an asset, subject to refurbished throughout and have extended the ground floor to accommodate additional planning consent being granted. We believe that letting rooms would attract trade dining and kitchen floor space. from the high levels of tourism as well as commercial business with BT’s Adastral Park Research laboratories situated nearby. Although overseen by our clients who retain an active involvement in the business, the day to day operation is overseen by managers but in our opinion the opportunity Trading information for the year ended 30th June 2019, sales income was £753,781 presents itself to grow the business further with a new owner operator seeking to build excluding VAT with the trade split being approximately 70/30 food/sales. The business upon the excellent existing levels of trade. is able to demonstrate substantial levels of profitability and has been, over the last three years, consistent with levels of sales revenue. Additional trading information will be made available to interested parties following a formal viewing of the business 5

Accommodation Public areas External areas Entrance from the car park to the side leads to a hallway that accommodates separate Ladies and Gentlemen’s WCs and provides access into the main public areas. To the side of the property is a car park, with approximately 40 marked parking spaces. To the immediate rear of the property is a paved patio, with large parasol Central lounge bar with polished wooden top bar servery with seating for 12 covers, umbrella under which there is seating for 28 covers, with an additional timber framed wooden floor, Accessible WC, and an open view to trade kitchen. structure providing further seating for 14 covers. At the rear of the property is a The restaurant is divided into 2 sections, the first section providing seating for 33 beautifully landscaped trade garden, neatly lawned with well- trimmed conifer hedge covers, carpeted with exposed ceilings, rafters, beams and stud work with log burner and fencing, with fixed bench seating for 80 covers. dual aspect windows to front and side providing a good source of natural light. The second section provides seating for 30 covers, carpeted with exposed oak beams, There is a large enclosed private yard providing bin store, timber framed sheds for dry small dispensing bar servery with wooden counter top and windows to front aspect store, laundry and housing back up fridges and freezers. Side gates provide delivery providing good source of natural light. access off the car park. Additional sheds are provided for storage. There is a further uncultivated garden area which is completely screened from the public areas where we believe letting accommodation could be sited subject to planning permission etc. Ancillary areas Open trade kitchen being extensively fitted and equipped with a range of stainless steel equipment, canopy extraction, steel work tops with under counter chillers. Tenure Wash up area Freehold. Office Level Beer Cellar Licence Staff changing room (with access to private owner’s accommodation) Dry store with walk-in chiller and separate freezer. A premises licence prevails, the main licensable activities being: Sale by retail of alcohol for consumption on and off the premises Owner’s Accommodation Monday to Saturday 11:00hrs – 00:00hrs

Situated on the first floor, the accommodation is internally accessed with landing, Sunday 11:00hrs – 22:30hrs lounge with kitchenette, 3 bedrooms (2 double and 1 single) shower room with WC. 6

Business Rates & Council tax The property is in an area administered by District Council. The 2017 Rateable Value has been assessed at £72,250. The domestic accommodation is within Band ‘B’ for council tax purposes.

Services We are informed that the premises benefit from mains water, electricity and drainage. Heating to the property is by oil central heating via radiators. LPG gas for cooking.

Planning & Development The property is Grade II Listed. The property lies within the Tuddenham St Martin Conservation area.

Ordnance Survey © Crown Copyright (2018) All rights reserved. Licence number 100026316. EPC Valuations & Rent Reviews The property is Grade II Listed and therefore is exempt from providing an Energy Fleurets has the largest team of Chartered Surveyors to specialise nationally and Performance Certificate exclusively in the Capital and Rental Valuation of Licensed property. For professional Valuations, Rent Reviews, Consultancy, Expert Advice, Rating and Planning advice VAT please contact your local Fleurets office. All prices quoted and offers made shall be deemed to be exclusive of VAT and VAT will be added where applicable. In most cases VAT is reclaimable. Prospective purchasers Finance & Insurance should consult their accountant for professional advice in this respect. If you would like to take advantage of the knowledge and experience of a selection of firms who specialise in providing finance and insurance for licensed properties contact your local Fleurets office. A phone call may help to provide you with terms and/or cover, which best fits your requirements 7 8 9 10

For further information please log onto fleurets.com or give Simon a call.

Simon Jackaman Divisional Director

01223 402 600 07775 516 674 [email protected]

DISCLAIMER Fleurets Limited for themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending For details of properties for sale or to let purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Fleurets Limited has any authority to make or give any representation or warranty whatever nationwide visit fleurets.com in relation to this property. Fleurets’ Privacy Policy is freely available on request by post or on our website here. E-816301a