Mill Cottage & Badwell Ash Holiday Lodges Hunston Road, Badwell Ash, Bury St Edmunds, Suffolk, IP31 3DJ 01206 216 555 216 01206 - Fenn Wright 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 Stowmarket (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 - Fenn Wright 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 01206 216 555 216 01206 - Fenn Wright online booking system, refurbishing of the lodges 3 4 Weekly Week Commencing and improved landscaping. Nights Nights Rate Fri 4th Jan – Mon 11th Feb £475 £499 £765 The lodges are marketed directly by the vendors th th mainly using their website together with regional Mon 11 Feb – Mon 8 Apr £566 £599 £852 advertising. The lodges are currently adult only th nd Mon 8 Apr – Mon 22 Apr £674 £715 £1055 (mainly for safety reasons) and the 2019 holiday rental prices are as follows: Mon 22nd Apr – Mon 29th Apr £580 £615 £945 th st Services Mon 29 Apr – Fri 21 Jun £655 £695 £1090 Mill Cottage and the lodges are serviced by Fri 21st Jun – Fri 6th Sept £730 £775 £1210 mains electricity and water. The property has its th th own private drainage system with pump station Fri 6 Sept – Fri 4 Oct £640 £680 £1065 and 3 septic tanks (one for the cottage and two Fri 4th Oct – Fri 1st Nov £580 £615 £945 for lodges), emptied and serviced annually. st rd Fri 1 Nov – Mon 23 Dec £475 £499 £765 Heating and hot water within the lodges is via Mon 23rd Dec – Mon 30th Dec N/A N/A £1,210 electric systems and the cottage has a full oil fired th nd central heating system and underfloor electric Mon 30 Dec – Thurs 2 Jan 2020 £925 N/A N/A heating (tiled areas). The site has the benefit of WIFI internet access for guests and the cottage. 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.