Mill Cottage & Badwell Ash Holiday Lodges

Hunston Road, Badwell Ash, , , IP31 3DJ

01206 216 555 216 01206

- FennWright

At a glance

 Badwell Ash Holiday Lodges and Mill Cottage  Successful and established holiday accommodation business in Suffolk.  17th Century Mill Cottage  4 Luxury Lodges  Planning Permission for additional Lodge  Site extending to 4 acres (1.63 ha)

Successful Holiday Accommodation Business and 17th Century Cottage in Rural Suffolk. The Property

The property is situated on the outskirts of the village of Badwell Ash, which is a traditional Suffolk village with shop, post office, parish church, public house (recently refurbished - The White Horse Inn), fish and chip shop. There is also an award winning butchers with branches located in the next villages of Walsham le Willows and Elmswell. Badwell Ash lies between the regional centres of (8 miles), Bury St Edmunds (10 miles) and Diss (12 miles).

The historic cathedral town of Bury St Edmunds offers an excellent range of amenities, with schooling in the public and private sectors, extensive retail facilities and a good range of leisure facilities including health clubs, swimming pools and golf clubs.

Suffolk is a popular tourist and short break destination offering a wide range of places to visit including country houses and gardens, craft shops, historic buildings, museums and wildlife, together with many historical towns and cities.

The Suffolk Coast is a 50-mile stretch of heritage coastline and Area of Outstanding Natural Beauty, which is a wildlife lover’s paradise and a photographer’s dream . Newmarket, the centre of the flat racing industry with its two courses is within 20 miles, Cambridge lies a short distance beyond.

Communications are good with access to the A14 approximately 5 miles from the property, which in turn leads into the main motorway system. There are local train services from Bury St Edmunds, Stowmarket and Elmswell (3 miles) via the main Greater Anglia line linking Norwich to London Liverpool Street station. The nearerest major airports are; Norwich International (37 miles), Stansted (50 miles), and London Luton (75 miles).

The overall property extends to approximately 4 acres with Mill Cottage set back from Hunston Road and the lodges are situated to the rear of Mill Cottage around the main fishing lake. Mill Cottage is well screened from the holiday lodges providing privacy between the house and business.

Mill Cottage Mill Cottage is a charming period cottage, which is principally of timber frame construction with rendered elevations under a slate roof. The property was formerly a pair of cottages and is believed to date from the late 17th Century with later additions. The current owners thoroughly refurbished the property in 2016/17, substantially extending the accommodation with a two-storey, rear extension.

The accommodation at Mill Cottage comprises of the following:

Ground floor Kitchen / Breakfast room - A traditional bespoke farmhouse style open plan kitchen-diner but with contemporary features including; Oil-fired Aga but also double electric oven, Silestone quartz and solid oak worktops, Integrated Siemens kitchen appliances (Dishwasher, Microwave, Double Oven and Hob) Limestone tiled flooring & underfloor heating (throughout kitchen, utility and hallway).

01206 216 555 216 01206

- FennWright

The Lodges offer the ultimate luxury all year round retreat, creating a perfect romantic hideaway for honeymoons and anniversaries or simply those special times for close family or friends.

Bi-fold doors opening from kitchen onto a raised decked Refurbishment in 2016/17 included replumbing and area looking out over Kingfisher Lake. rewiring, bespoke timber framed windows & doors installed throughout ground floor. 3 reception rooms (1 currently used as an office for the business) all with wood-burning stoves with inglenook Garden, Outbuildings and Garage fireplaces in office & dining room. A pretty cottage garden at the front of the property is predominantly laid to lawn with a range of shrubs and Shower Room roses. Behind the cottage is a large tool shed (containing Dining Room the aeration system for the smaller Kingfisher Lake), log Family Room - Triple aspect sitting room with vaulted store and fire pit. ceiling and 2 sets of patio doors opening onto garden. Mill Cottage and the lodges are approached by a gravel First Floor driveway giving access to a private car park for Mill Cottage Bespoke oak staircase leading onto large landing area: and a separate car park for the lodges, both accessed through remote controlled 5 bar security gates. Adjacent to Bedroom 1 – double room with built-in wardrobe storage the car parks is a 3 bay oak framed garage and linen Bedroom 2 - double room storage unit together with a separate machinery store. Family bathroom Bedroom 3 – Master bedroom, views over Kingfisher Lake En suite Bedroom 4 – double room

Badwell Ash Lodges began trading in 2006 and quickly established itself as a profitable business with a high level of occupancy (circa 70%) and a high proportion of repeat business.

Badwell Ash Holiday Lodges country, including; the South Coast, West Midlands, The business offers the ultimate luxury all year round Yorkshire and as far as Edinburgh. retreat, creating a perfect romantic hideaway for honeymoons and anniversaries or simply those special The lodges have the benefit of a communal fire pit and times for close family or friends. The individual lodges have landscaped amenity areas. The spring fed lakes are been spaciously laid out around Kingfisher Lake and Main stocked with mixed coarse fish species including; carp (up Lake. to 28lbs), tench, roach, rudd, perch and bream, and provide a haven for wildlife and waterfowl. Main Lake The 4 lodges are all of identical design, each with a large extends to approximately 0.5 acres with a maximum depth balcony extending over the water and a hot tub to one side. of 25ft. The smaller Kingfisher Lake, has a maximum depth Each lodge sleeps a maximum of 4 adults, has been fully of 12ft. furnished to an exceptionally high standard and comes equipped with quality furnishings, fully fitted kitchen, steam The Business shower and private outdoor hot tub. Badwell Ash Holiday Lodges began trading in 2006 and quickly established itself as a profitable business with a The lodges are of full timber construction and have high level of occupancy (circa 70%) and a high proportion consistently achieved VisitEngland’s 4 star Gold Award. of repeat business. Trading for the year ending 5th April The award is for exceptional quality of accommodation 2018 shows a turnover of in excess of £155,000. and customer service. Considerable capital investment has been made by the There are also excellent comments on TripAdviser and current owners into the business to include an excellent many of the regular clientele travel from all over the website badwellashholidaylodges.co.uk, with a bespoke Fenn Wright - 01206 216 555 cottage. and the guests for internet access WIFI of benefit the has site The (tiled areas). heating electric underfloor and system heating central fired oil has full a the cottage and systems electric is via lodges the within hotwater and Heating annually. serviced and lodges), emptied for and two thecottage (one for tanks septic and 3 station pump with system drainage private own its has property The water. and electricity mains by serviced are lodges and the Mill Cottage Services as follows: are prices rental holiday 2019 and the safety reasons) for (mainly only currently adult lodges are The advertising. with regional together website their mainly using vendors the by directly marketed lodges are The landscaping. and improved lodges the of refurbishing system, booking online

Mon Mon 30 Mon 23 Fri 1 Fri 4 Fri 6 Fri 21 Mon 29 Mon 22 Mon 8 Mon 11 Fri 4 st th th th

st

Nov Oct Sept Jan th

Jun Week Commencing th rd th nd th

Apr

Dec Dec Apr Feb Apr – – – – –

Mon 11 Fri 1 Mon 23

– Fri 6 Fri 4 – – – – – Mon 22

Fri 21 Mon 8 Thurs 2 Mon 30 Mon Mon 29 st th th

Nov

Sept Oct th rd

st Feb nd Dec th

Jun nd

th th

Apr Apr

Jan 2020 Dec Apr

Nights £925 £475 £580 £640 £730 £655 £580 £674 £566 £475 N/A 3

Nights £499 £615 £680 £775 £695 £615 £715 £599 £499 N/A N/A 4

Weekly £1,210 £1065 £1210 £1090 £1055 £765 £945 £945 £852 £765 Rate N/A

Planning Mill Cottage Council Tax Band E There is planning permission in place for a total of 5 Amount payable - 2019/20—£2,118.25 holiday lodges. The lodges are available for all year round holiday use with a maximum stay per person of 30 days at Agents’ Notes a time and a period of 30 days to be allowed between Tenure & Possession each visit. The property is held freehold and unencumbered. The lodges are let on a weekly and short term break basis. There is therefore the potential for either another lodge to be installed or an alternative holiday unit, for example a Fixtures, Fittings & Stock glamping pod. The property has the benefit of a caravan The sale is inclusive of trade inventory to include site licence under current caravan park legislation to which furnishings, fixtures and fittings within the holiday lodges, the lodges conform. together with fish stocks within the lakes. Fenn Wright are not liable in any way for the quality or quantity of the fish Energy Performance Rating stocks, nor any death or disease that may affect such Cottage - E stocks. Purchasers must satisfy themselves as to the Holiday lodges - D quality and quantity of the fish stocks prior to purchase.

Rates Rights of Way & Easements Rateable value 2019/20 - £12,000 The property is sold subject to and with the benefit of all The business currently qualifies for 100% small business existing Rights of Way, whether public or private, light, rate relief. Amount payable for 2019/20 is £Nil support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and Fenn Wright - 01206 216 555 that: notice give are, they Agents whose property this of and theVendor themselves for Wright Fenn Notice Important enquiries. own their relymust on purchasers purchase, toa fundamental details are such If notprecise. are guide and as a given are approximate to as distances referred or measurements Any areas, Measurements decision. transactional informed an totake purchaser or viewer potential a to enable information material certain provide we misleading and or be false not must property a about publish or say we what theregulations, Under Regulations Protection Consumer not. or particulars to in these referred pipes, whether other and gas and water drains, cables, staves, masts, for wayleaves proposed existing all or covenants restrictive

must must

theVendors. of behalf on the property relating to intocontract any to enter nor particulars, these or property to this relation in whether warranty, or representation any give or tomake authority any has Wright Fenn of employment in the person No them. of each of correctness tothe otherwise as or inspection by themselves satisfy but must fact of representations or as statements them rely on not should purchaser/s Any intending correct. to be believed faith and good in given are their details and and occupation use for permissions and if necessary tocondition reference areas, dimensions, descriptions, All advice. professional their own seek should lessees and purchaser/s Prospective contract. or offer an of part not constitute do purchasers and intending of theguidance overall descriptionfor correct substantially and fair a to give intended are particulars The

No responsibility can be accepted for any expenses Viewing Strictly by Appointment Through: incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn. Fenn Wright 1 Tollgate East Local Authority Stanway District Council Colchester Endeavour House Essex 8 Russell Road CO3 8RS Ipswich Suffolk IP1 2BX Tel: 01206 216555 Telephone: 0300 1234000 Email: [email protected] / [email protected] Photographs taken: July 2019 Particulars prepared: August 2019

Guide Price £1,400,000

Fenn Wright - 01206 216 555 Plans

3 4

Family En suite Bathroom

1

Reception / Office 1 2 Directions

From the A14 Junction 47 take the A1088 through Norton, Stowlangtoft and Hunston towards Badwell Ash. The property is situated on the left on entering the village of Badwell Ash. Post Code IP31 3DJ. *Safety Note to Buyers* Please ensure care is taken when viewing and walking near to lakes and areas of water. Do not walk close to the edge of waterways, and ensure children are supervised at ALL times. Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST!

To find out more or book a viewing 01206 216 555

Fenn Wright is East Anglia’s leading, independently owned firm of chartered surveyors, estate agents and property consultants. • Residential, commercial and agricultural sales and lettings • development, planning and new homes • agricultural property advice, farms and land • mortgage valuations, Homebuyers reports and building surveying • Fisheries (UK and France) and equestrian property (UK-wide)

Consumer Protection Regulations 2008 Fenn Wright has not tested any electrical items, appliances, plumbing or heating systems and therefore cannot testify that they are operational. These particulars are set out as a general outline only for the guidance of potential purchasers or tenants and do not constitute an offer or contract. Photographs are not necessarily comprehensive or current and all descriptions ,dimensions ,references to condition necessary permissions for use and occupation and other details are given in good faith and believed to be correct but should not be relied upon as statements of, or representations of, fact. Intending purchasers or tenants must satisfy themselves by inspection or otherwise as to the correctness of each of them. We have taken steps to comply with Consumer Protection Regulations 2008, which require both the seller and their agent to disclose anything, within their knowledge, that would affect the buying decision of the average

consumer. If there are any aspects of this property that you wish to clarify before arranging an appointment to view or considering an offer More waterside properties at

fisheries4sale.com