Mill Cottage & Badwell Ash Holiday Lodges

Hunston Road, Badwell Ash, Bury St Edmunds, Suffolk, IP31 3DJ

Fen

n W

rig

ht

- 01

20

6 2

16 5

55

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).

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.

Fen

n W

rig

ht

- 01

20

6 2

16 5

55

Bi-fold doors opening from kitchen onto a raised decked

area looking out over Kingfisher Lake.

3 reception rooms (1 currently used as an office for the

business) all with wood-burning stoves with inglenook

fireplaces in office & dining room.

Shower Room

Dining Room

Family Room - Triple aspect sitting room with vaulted

ceiling and 2 sets of patio doors opening onto garden.

First Floor

Bespoke oak staircase leading onto large landing area:

Bedroom 1 – double room with built-in wardrobe storage

Bedroom 2 - double room

Family bathroom

Bedroom 3 – Master bedroom, views over Kingfisher Lake

En suite

Bedroom 4 – double room

Refurbishment in 2016/17 included replumbing and

rewiring, bespoke timber framed windows & doors installed

throughout ground floor.

Garden, Outbuildings and Garage

A pretty cottage garden at the front of the property is

predominantly laid to lawn with a range of shrubs and

roses. Behind the cottage is a large tool shed (containing

the aeration system for the smaller Kingfisher Lake), log

store and fire pit.

Mill Cottage and the lodges are approached by a gravel

driveway giving access to a private car park for Mill Cottage

and a separate car park for the lodges, both accessed

through remote controlled 5 bar security gates. Adjacent to

the car parks is a 3 bay oak framed garage and linen

storage unit together with a separate machinery store.

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

The business offers 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. The individual lodges have

been spaciously laid out around Kingfisher Lake and Main

Lake.

The 4 lodges are all of identical design, each with a large

balcony extending over the water and a hot tub to one side.

Each lodge sleeps a maximum of 4 adults, has been fully

furnished to an exceptionally high standard and comes

equipped with quality furnishings, fully fitted kitchen, steam

shower and private outdoor hot tub.

The lodges are of full timber construction and have

consistently achieved VisitEngland’s 4 star Gold Award.

The award is for exceptional quality of accommodation

and customer service.

There are also excellent comments on TripAdviser and

many of the regular clientele travel from all over the

country, including; the South Coast, West Midlands,

Yorkshire and as far as Edinburgh.

The lodges have the benefit of a communal fire pit and

landscaped amenity areas. The spring fed lakes are

stocked with mixed coarse fish species including; carp (up

to 28lbs), tench, roach, rudd, perch and bream, and

provide a haven for wildlife and waterfowl. Main Lake

extends to approximately 0.5 acres with a maximum depth

of 25ft. The smaller Kingfisher Lake, has a maximum depth

of 12ft.

The Business

Badwell Ash Holiday 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. Trading for the year ending 5th April

2018 shows a turnover of in excess of £155,000.

Considerable capital investment has been made by the

current owners into the business to include an excellent

website badwellashholidaylodges.co.uk, with a bespoke

Fen

n W

rig

ht

- 01

20

6 2

16 5

55

online booking system, refurbishing of the lodges

and improved landscaping.

The lodges are marketed directly by the vendors

mainly using their website together with regional

advertising. The lodges are currently adult only

(mainly for safety reasons) and the 2019 holiday

rental prices are as follows:

Services

Mill Cottage and the lodges are serviced by

mains electricity and water. The property has its

own private drainage system with pump station

and 3 septic tanks (one for the cottage and two

for lodges), emptied and serviced annually.

Heating and hot water within the lodges is via

electric systems and the cottage has a full oil fired

central heating system and underfloor electric

heating (tiled areas). The site has the benefit of

WIFI internet access for guests and the cottage.

Week Commencing 3

Nights

4 Nights

Weekly Rate

Fri 4th Jan – Mon 11th Feb £475 £499 £765

Mon 11th Feb – Mon 8th Apr £566 £599 £852

Mon 8th Apr – Mon 22nd Apr £674 £715 £1055

Mon 22nd Apr – Mon 29th Apr £580 £615 £945

Mon 29th Apr – Fri 21st Jun £655 £695 £1090

Fri 21st Jun – Fri 6th Sept £730 £775 £1210

Fri 6th Sept – Fri 4th Oct £640 £680 £1065

Fri 4th Oct – Fri 1st Nov £580 £615 £945

Fri 1st Nov – Mon 23rd Dec £475 £499 £765

Mon 23rd Dec – Mon 30th Dec N/A N/A £1,210

Mon 30th Dec – Thurs 2nd Jan 2020 £925 N/A N/A

Planning

There is planning permission in place for a total of 5

holiday lodges. The lodges are available for all year round

holiday use with a maximum stay per person of 30 days at

a time and a period of 30 days to be allowed between

each visit.

There is therefore the potential for either another lodge to

be installed or an alternative holiday unit, for example a

glamping pod. The property has the benefit of a caravan

site licence under current caravan park legislation to which

the lodges conform.

Energy Performance Rating

Cottage - E

Holiday lodges - D

Rates

Rateable value 2019/20 - £12,000

The business currently qualifies for 100% small business

rate relief. Amount payable for 2019/20 is £Nil

Mill Cottage Council Tax Band E

Amount payable - 2019/20—£2,118.25

Agents’ Notes

Tenure & Possession

The property is held freehold and unencumbered. The

lodges are let on a weekly and short term break basis.

Fixtures, Fittings & Stock

The sale is inclusive of trade inventory to include

furnishings, fixtures and fittings within the holiday lodges,

together with fish stocks within the lakes. Fenn Wright are

not liable in any way for the quality or quantity of the fish

stocks, nor any death or disease that may affect such

stocks. Purchasers must satisfy themselves as to the

quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements

The property is sold subject to and with the benefit of all

existing Rights of Way, whether public or private, light,

support, drainage, water and electricity supplied in other

rights obligations, easements, quasi-easements and

Fen

n W

rig

ht

- 01

20

6 2

16 5

55

restrictive covenants or all existing proposed wayleaves for

masts, staves, cables, drains, water and gas and other

pipes, whether referred to in these particulars or not.

Consumer Protection Regulations

Under the regulations, what we say or publish about a

property must not be false or misleading and we must

provide certain material information to enable a potential

viewer or purchaser to take an informed transactional

decision.

Measurements

Any areas, measurements or distances referred to as

approximate are given as a guide and are not precise. If

such details are fundamental to a purchase, purchasers

must rely on their own enquiries.

Important Notice

Fenn Wright for themselves and the Vendor of this property

whose Agents they are, give notice that:

The particulars are intended to give a fair and substantially

correct overall description for the guidance of intending

purchasers and do not constitute part of an offer or

contract. Prospective purchaser/s and lessees should seek

their own professional advice.

All descriptions, dimensions, areas, reference to condition

and if necessary permissions for use and occupation and

their details are given in good faith and believed to be

correct. Any intending purchaser/s 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.

No person in the employment of Fenn Wright has any

authority to make or give any representation or warranty,

whether in relation to this property or these particulars, nor

to enter into any contract relating to the property on behalf

of the Vendors.

No responsibility can be accepted for any expenses

incurred by any intending purchaser/s in inspecting

properties that have been sold, let or withdrawn.

Local Authority

Mid Suffolk District Council

Endeavour House

8 Russell Road

Ipswich

Suffolk IP1 2BX

Telephone: 0300 1234000

Photographs taken: July 2019

Particulars prepared: August 2019

Guide Price

£1,400,000

Viewing Strictly by Appointment Through:

Fenn Wright

1 Tollgate East

Stanway

Colchester

Essex

CO3 8RS

Tel: 01206 216555

Email: mjf@fennwright.co.uk /

tjg@fennwright.co.uk

Fen

n W

rig

ht

- 01

20

6 2

16 5

55

Plans

1

Family

Bathroom

1

4

3

En suite

2 Reception / Office

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!

Directions

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