Successful Holiday Accommodation Business and 17th Century Cottage in Rural Suffolk.
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 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:
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).
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.
Family Room - Triple aspect sitting room with vaulted ceiling and 2 sets of patio doors opening onto garden.
Bespoke oak staircase leading onto large landing area:
Bedroom 1 - double room with built-in wardrobe storage
Bedroom 2 - double room
Bedroom 3 - Master bedroom, views over Kingfisher Lake
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 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.
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 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:�
(See: PDF Sales Particulars)
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.
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
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
( Agency Pilot Software Ref: 14869033 )