Renowned holiday accommodation and fishery business located in rural Norfolk. Comprising four lakes, owners' residence, four holiday lodges and two static caravans set in a total site area of approximately 29.6 acres.
The current vendors have carried out extensive improvements over the last 5 years to create a popular venue for both day ticket, match fishing and fishing holidays as well as holiday accommodation for North Norfolk Coast.
The Owners' Residence
The property benefits from a large bungalow that is currently sub-divided into two semi-detached properties. It is suitable for either two families or for reversion back to one large dwelling, or for use as an owners' residence and holiday letting accommodation.
Built in the late 1980's the property is constructed of brick under concrete tile roof with double glazed windows and doors throughout. It provides comfortable family sized living space with the accommodation arranged as follows:
Bedroom 1 / sitting room
Kitchen / dining room
To the rear of the bungalow both sides have self-contained fenced off gardens. The right hand side has the benefit of patio and decking together with an outside covered bar. Both properties benefit from views over the bungalow lake.
The accommodation therefore provides a purchaser with flexibility as the property can be lived in as a whole or alternatively divides into two properties which could either be lived in by separate generations or one half let as holiday accommodation.
There are four lakes in total that are all spring fed and well stocked. The Fishery is renowned for the quality and size of its crucian carp, roach, rudd and carp.
Main and Long Lakes
2 acres (0.8ha) - 57 pegs.
Stocked with mirror, common, leather, koi, crucian and ghost carp, roach, rudd, tench, chub, goldfish, golden orfe, F1 carp and barbel.
0.7 acres (0.27ha) - 20 pegs.
Stocked with carp, rudd, tench, roach, and goldfish, F1s.
2 acres (0.8ha) - 12 pegs.
Stocked to be a silverfish water giving guests an alternative to the other lakes. Currently stocked with crucian carp, roach, rudd, tench and goldfish.
The Fishery has the benefit of being surrounded by mature woodland set in a quiet and attractive location with the benefit of a large car park, toilet facilities, fishery store and workshop. The Fishery has been otter fenced and each lake has the benefit of aeration.
Over the last five years all the lakes have been refurbished including desilting, new pegs and electric points.
Adjacent to the bungalow a row of single storey holiday lodges constructed in 2005 and refurbished in 2017/18. Each lodge provides the following accommodation:
The Fishery has the benefit of two static caravans located on hard standing, with easy access to the fishing lakes. One caravan has 4 berth accommodation the other has 6 berth accommodation. Both are fully equipped and have the benefit of a UPVC veranda decking.
There are approximately 20.5 acres of land to the south of the fishing lakes which comprises of former water meadows and established woodland. The vendors have submitted a planning application for an additional fishing lake. The land is designated a County Wildlife Site, but may have further development potential subject to planning.
The property is operating as holiday letting, match and day ticket fishing and corporate events. Reepham Fishery is regarded as one of the top fisheries in Norfolk, enjoys high levels of repeat business and recommendations.
Reepham Fishery promotes the business through www.reephamfishery.co.uk, www.gofishing.co.uk, www.youtube.com, www.fishbook.com and from the waters edge You Tube channel. The Fishery is often used for promotional videos, for example by Anglers Mail and companies such as Matrix, Fox International and Angling Direct.
In addition the fishery organises two fishing festivals in April and October covering four days.
Substantial expenditure and investment has taken place at the Fishery over the last five years and accounts are available to serious parties after viewing.
Day ticket prices adults £10, concessions £8
Holiday lodges £580-£700
Holiday caravans £500-£650
Holiday bungalow £900
The business has been managed over the last five years to suit the current owners' requirements. There is the potential to expand the business further.
Owners' Residence: Mains water and 3-phase electricity are connected. Oil fired central heating. Separate log burners to each side. Separate private drainage sewage system.
Holiday Lodges: Mains water and electricity are connected. Electric heating system. Separate private sewage system.
Holiday Caravans: Mains water and electricity are connected. Electric heating system. Separate private sewage system.
Owners' Residence Council Tax Band B £1,400 payable (2020/21|).
Holiday Cottages rateable value £7,800 for 2020/21
Rates payable £Nil.
The business qualifies for small business rate relief and no rates are currently payable.
Bungalow-EPC rating D
Lodges-EPC rating D
Reepham is a delightful rural town with a number of food and retail outlets. Reepham High School and College is rated 'good' by Ofsted. Reepham is a highly sought after location, offering a number of high quality restaurants and pubs. The town also holds several popular events and festivals throughout the year. The north Norfolk coast and other tourist attractions are within half an hour to one hours drive.
Tenure and Possession
The property is offered for sale freehold as a whole with vacant possession on completion.
Fixtures, Fittings and Stock
The sale includes the commercial fixtures and fittings and 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 and 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 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. There is a right of way in favour of the neighbouring properties across the main fishery entrance.
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.
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.
Viewing is strictly through appointment with Fenn Wright.
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 withdraw
Broadland District Council
1 Yarmouth Road,
Norwich, NR7 0DU
Tel: 01603 431133
Viewing strictly by appointment through sole agents:
1 Tollgate East
Contact: Martin Freeman
T: 01206 216555
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