icons_size_white icons_size

Agent's details

The Rutland Arms Hotel, High Street, Newmarket

For sale: £1,750,000.00|47,791.76 Sq Ft|Residential Land, Leisure Property, Hotels, Pubs/Bars/Clubs, Restaurant/Cafes, Land, Residential, Licensed & Leisure, Commercial Land

Property details

FOR SALE£1,750,000.00
SIZE47,791.76 Sq Ft
ADDRESSRutland Arms Hotel, 33, High Street Newmarket, CB8 8NB
TYPEResidential Land, Leisure Property, Hotels, Pubs/Bars/Clubs, Restaurant/Cafes, Land, Residential, Licensed & Leisure, Commercial Land
TENUREDevelopment Opportunity, Investment Opportunity, For Sale Freehold
POSTED ON27th November 2023


Paul Hubbard Commercial are delighted to present one of the most iconic properties Newmarket has to offer, The Rutland Arms Hotel.

The Rutland Arms Hotel is a Grade II listed property which exudes a sense of history and charm. It is housed in a beautiful Georgian building that has retained many of its original architectural features, giving guests a taste of the town’s rich heritage.

The hotel has a rich history going back to the 17th century, when it operated as a coaching inn under the name “Ram Inn”. There are reminders of this period all across the site, from the beautiful cobbled courtyard at the heart of the property, to the original entrance where horse and cart would have entered into the premises.

The property was first commissioned as a hotel by the fifth Duke of Rutland in 1815, and it has remained as such for the 200+ years since then.

The current owners purchased the hotel in 2018 as a 3-star hotel boasting 46 rooms, a restaurant, a cheese and wine bar, a courtyard terrace and conference and event facilities, with a view to expanding and improving the site to cater for more guests. Sadly the owners are no longer in a position to take the project forward, so are seeking a buyer to bring their hard work and plans to fruition.

In summary, the Rutland Arms Hotel is a historic and charming establishment that will combine traditional elegance with modern comfort. Its association with the world of horse racing makes it a unique and popular choice for visitors to this equestrian hub in England. Whether you’re a racing enthusiast or simply looking for a charming and comfortable place to stay, the Rutland Arms Hotel will offer a memorable experience.

Planning Permission
Planning permission has been granted to develop a 72 en-suite bedroom boutique hotel, which would also include 4 meetings rooms, an open plan bar area with multiple private lounges, a restaurant with capacity for up to 140 covers and a beautiful courtyard terrace where guests can enjoy food or drinks.

The event and conference facilities will be able to cater for up to 120 guests, and could be hired for a range of functions including weddings, corporate functions, birthdays, private dining experiences and much more.

The property will include a high end, spacious commercial kitchen, offices, staff canteen and changing facilities, linen stores, plant rooms, goods and services intake and a new loading bay on Palace Street.

There will be a private car park for up to 17 vehicles, and the project will be part refurbishment of the existing building, as well as part new build on the land adjacent which has been purchased by the current owners.

The original part of the building will include 28 en-suite bedrooms and the bar and restaurant facilities, and the new build element will comprise of an additional 44 en-suite bedrooms, bringing the total to 72.

All bedrooms will be air conditioned and finished to the highest standard possible. Fabrics, furnishings and materials for each room have already been chosen by the current owners, however the new owners might choose to take it in a different direction depending on their requirements.

The interior of the property has been completely stripped back, ready for work to start as soon as a sale is complete.
The owners have invested heavily to put together a complete design package and plans which truly embrace the rich history of the building, keeping as many original features as possible and making them focal points of the property, whilst also embracing more contemporary ideas throughout to create a well-balanced and unique experience for all of their guests.

All documentation relating to the property including architectural floorplans, 5 year financial projections, M&E specification, Design & Access Statement, civil and structural engineers designs are all available to view upon request.

The Rutland Arms Hotel has a towering presence on Newmarket’s High Street, so it’s location alone presents a huge amount of commercial opportunity for the new owners.

Newmarket is known as the “Home of Horseracing,” attracting racing enthusiasts and tourists from around the world. Over 340,000 people visit Newmarket to attend races throughout the year, offering huge potential to local hospitality businesses to help cater for their often-expensive needs.

Newmarket has a rich history, with attractions like the National Horseracing Museum and Palace House. These cultural sites can attract history buffs and tourists interested in the town’s heritage, bringing more money into the local economy.

Newmarket’s positioning within East Anglia is another plus point. It is just 21km to the historic city of Cambridge, but also easily accessible from London via train and neighbouring counties via the well-connected A roads nearby.

Projected Trading Performance

Year Net Turnover Operating Profit
1 £3,208,262 £766,361
2 £3,859,941 £960,367
3 £4,379,278 £1,023,556
4 £5,004,889 £1,184,374
5 £5,774,872 £1,499,690


Location: Rutland Arms Hotel, 33, High Street Newmarket, CB8 8NB

Newmarket (0.4 miles)

Kennett (4.1 miles)

Dullingham (8.2 miles)

What do you think of our website?
Complete our survey and
you could win £1000
Start here