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15 bedroom hotel for sale


Sold STC £499,950
1 sq. ft.

Property Description

Commercial information

  • Business for sale

Key features

  • Superb location alongside A1(M), close to Letchworth, Hitchin & Stotfold.
  • Main building consists of Lounge Bar (circa 60), Rest'nt/Function Room (circa 80) & Snug.
  • Function Venue (licensed for 250) offering two floors, two bars, all self contained.
  • 14 En-Suite Letting Bedrooms.
  • Approx 9 acres of land ideal for development alongside the A1 with its own slip road.
  • Large Car Park and Commercial Catering Kitchens.
  • 1 Bedroom Flat, Office & Courtyard Gardens.
  • Advised turnover for year end Dec 2012 circa £145,323 (incl VAT)

Full description

Tenure: Freehold

REF: 6776.




This prominently positioned 15th Century Coaching Inn, Hotel and Function venue has an enviable location set alongside the A1(M) between Biggleswade and Stevenage, close to Hitchin, Letchworth and Stotfold, in the county of Hertfordshire.
The business benefits from its own slip road off the dual carriageway along with roadside signage.
The property is located between the village and town of Astwick and Stotfold.
The property is well located for the airports of Stanstead, London City, Luton and Heathrow and also offers easy access to the M1 motorway.

This extensive Inn, Hotel and Function Venue is of brick construction, under a pitched, tiled roof, occupying an excellent prominent position off the A1(M) between Biggleswade and Stevenage.

The Lounge Bar/Dining Room (circa 60) is set on two levels and consists of a bar server, log burning fireplace, carpeted flooring and beamed ceilings.

The Upstairs Restaurant/Function Room (circa 80) has carpeted floors, feature fireplaces and beamed ceilings.

The Snug Area (circa 16) also has an open fireplace, beams and carpeted floors.

This is a self-contained property that has traded as a nightclub in recent times. The venue offers a reception area, cloakroom, two bar areas, dance floor and balcony areas. The venue is licensed for 250 people and is set on two floors.

Ladies and Gents W.C.s x2.

Two Ground Floor Cellar has pumps, racks, python system and coolers.

The Large Commercial Catering Kitchen is well equipped with stainless steel appliances (not tested) and preparation areas.

Situated on the first floor of the main building is a self contained 1 bedroom flat with a Double Bedroom, Lounge and Bathroom.

Located on the ground floor and situated around the courtyard area are 14 En-Suite letting Bedrooms consisting of 12 Doubles and 2 Single Rooms. These rooms are presented to a high standard and many offer deluxe facilities including Jacuzzi baths.
There are also drawings in place for a further detached building offering 30 en-suite rooms with a possibility for more.

This well positioned Inn, Hotel and Function Venue is situated in approx 9 acres of prime roadside development land.
There is a Courtyard Garden for 40-50 customers.
To the front of the property is a large car park for 100 cars along with further fields running alongside the dual carriageway.

We are advised that the business trades with the benefit of the Premises Licence (not seen) which permits the sale of alcohol during the hours of:
7 days per week 11am – 11pm

Function Venue:
Sun – Thursday Midday – 2am
Fri – Sat Midday – 3am

Current opening hours are:
Trading on minimal hours at present.

NB. Important. Prospective purchasers wishing to continue to operate the public house should ensure that they gain the APLH Qualification in readiness for their intended operation of the Public House. Guy Simmonds hold this 1 day APLH Course every month. Please telephone us to reserve your place or book on-line at

The business and property is being offered for sale Freehold with vacant possession upon completion (see full auction/legal pack for more details).
We are advised that the inn benefits from LPG, Septic Tank and all other mains services and uses gas central heating. Business Rates are advised as £5,750 payable.

The current owners purchased the business 25 years ago and have enjoyed a wonderful lifestyle although feel it is time to enjoy a different lifestyle.
This property offers considerable scope and opportunity with the option to increase the amount of letting accommodation, taking it to a 44 bedroom hotel or exploit the change of use option as other commercial premises. This property offers a fantastic opportunity to acquire 9 acres of A1 frontage land with considerable development opportunities.
We are advised that accounts for year ending December 2012 declare takings in the region of £145,323 (inclusive of VAT).

This business was viewed by Marc Blackford who would be delighted to discuss further details and can be contacted on 07812 753014.

Viewing appointments must be made by contacting Guy Simmonds.

Tudor Oaks Lodge & Restaurant, Taylors Rd, Astwick, Hitchin, Herts, SG5 4AZ

Simon Peacock, Ray Nixon Brown Solicitors,
486 Church Square, Leighton Buzzard, Beds
LU7 1AE. Tel; 01525 372247

Details Prepared: August 2013

Additional Details for Sales Particulars for Businesses for Sale by Auction

1 This business is for sale by auction unless sold previously.

2 Potential auction purchasers must be aware that they MUST have access to the total purchase funds prior to completion.

3 Purchasers enter into a binding contract, or binding conditional contract in the case of leasehold interests, at the fall of the hammer in the auction room. For details on the completion date, see full auction (legal) pack.

4 A deposit will be payable by the purchaser at the fall of the hammer in the auction room. Please see full auction (legal) pack for more details.
In all cases the balance of the purchase price will be payable on completion of the sale.

5 The purchaser will be required to repay the search fees in addition to the balance of the purchase price on completion of the sale. For the amount, please refer to the Special Conditions of Sale.

6 The purchaser will be required to register for VAT by the completion date to allow the sale as a going concern on a VAT exempt basis between the VAT registered vendor and purchaser. In the event of the purchaser failing to register for VAT by the completion date the purchaser will be charged VAT in addition to the purchase price at the standard rate.

7 The sale price will include the fixtures and fittings (not subject to hire purchase) as set out by Inventory (see full auction/legal pack) at no additional charge.

8 Any stock and non-branded glassware to be paid for in addition to the purchase price at valuation on completion.

9 Guy Simmonds reserves the right to refuse admittance of a person(s) to the auction at their discretion.

10 The Auction venue, date or time may be changed at our discretion - please check with Guy Simmonds before attending the auction

General Conditions of Auction

Auction and Reserve
Although it is intended that the properties will proceed to auction, the vendor reserves the right to relot or sell the properties as a whole or in part, or withdraw from the sale, the whole or any part of the properties. The properties will be offered subject to undisclosed reserve prices. The vendors reserve the right for the auctioneer to bid on their behalf up to the reserve.

Order of Sale
Guy Simmonds and the auctioneers reserve the right to withdraw any lot and alter the Order of the Sale.

Legal Pack/Special Conditions of Sale
The vendors’ solicitors have put together legal (auction) packs including: the Special Conditions of Sale, a Draft Contract, pre-contract responses, the Local Authority Searches, the relevant utility search responses, Land Registry office copies/Epitome of Title etc.
The properties will be sold subject to these Legal (auction) Packs. We advise prospective purchasers to inspect these and satisfy themselves on all legal/title issues prior to the Auction. The Legal (auction) Packs will be available for inspection at the offices of Guy Simmonds and the vendors’ Solicitors fourteen days prior to the auction, by prior appointment. Copies of the Title documents are subject to a charge. They will not be read out at the auction. A purchaser will be deemed to bid in full knowledge of the Legal (auction) Pack. In the event of any inconsistencies between any statement by the Auctioneers and Guy Simmonds, and the Legal Packs, the latter shall prevail.

Title Particulars and Conditions of Sale
Should any dispute arise between the vendors and the purchaser(s) as to the interpretation of any
part of the said auction particulars and general remarks, or as to any material therein contained, the
decision of the auctioneers shall be conclusive and binding on all parties.

Money Laundering
Cash payments for the deposit will not be accepted. In order to comply with current money laundering regulations, and as recommended as good practice by the RICS, the Auctioneers / Guy Simmonds shall require proof of identification from the purchaser in the form of a driver’s licence or passport photo along with a recent utility bill showing the purchasers name and home address.

None of the services, fittings or appliances, heating installations, metering or electrical systems in any of the properties offered have been tested by the Auctioneers or Guy Simmonds.

Plans and Photographs
The plans and photographs are provided for identification purposes only and do not form part of the
contract of sale on any lot.

Important Notice
The Auctioneers and Guy Simmonds for themselves and for the vendors or lessors of properties
whose agents they are give notice that:
• The particulars are set out in general outline and do not constitute or form any part of an offer or any contract. They are not to be relied upon as statements or representations of fact.
• All descriptions, dimensions (measured approximately as a guide only), reference to condition and necessary permission for use and occupation are given without responsibility to any intending purchaser or tenant. Purchasers or tenants must satisfy themselves by inspection or otherwise to the correctness of them.
• No person within the Auctioneers, Guy Simmonds or their clients have any authority to make or give any representation or warranty on any property.
• If you are travelling some distance to view the property, please contact us if you require clarification or further information on any points.

VIEWING: All appointments must be made through Guy Simmonds. Please note that these Sales Particulars are issued on the strict basis that all negotiations, viewings and contacts in connection with this business are conducted through Guy Simmonds who are appointed by the vendor to act under a Sole Selling Rights agreement with total confidentiality. Any breach of these terms may make you liable in law to litigation and damages. Under no circumstances must you approach the owner direct without a formal appointment or disclose to other customers and staff that the Premises are for sale.

TRAINING: For a brochure and dates of our award-winning training courses leading to the relevant B.I.I, qualifications (and APLH). Telephone (01332) 865112 or view on Courses are monthly.

FINANCE FOR PURCHASING A LICENSED PROPERTY: We are in constant touch with a leading finance broker who specialises in arranging Business Finance for Licensed Properties. Whether you are purchasing a Licensed Property through ourselves, or another agent, we will be pleased to contact on your behalf our specialist who can arrange the necessary Finance Package for you at preferential rates. Please telephone for free and no obligation advice with regards to financing a Business.

Guy Simmonds for themselves and for the vendors or lessors of this property and/or business whose agents they are give notice that:-
(I) These particulars are a general outline for the guidance of intending purchasers (or lessees) and do not constitute an offer or contract, nor any part of an offer or contract.
(II) All descriptions, dimensions, distances, maps/plans, references to condition, trading figures and other items in these particulars are given as a guide and no responsibility is assumed by Guy Simmonds for the accuracy of individual items. Intending purchasers (or lessees) should not rely on them as statements of representations of fact and should satisfy themselves as to the correctness of each item by making independent enquiries.
(III) Intending purchasers (or lessees) should make their own independent enquiries regarding the use of the property, necessary permissions for use and occupations, potential uses and any other matters affecting the property prior to purchase.
(IV) Guy Simmonds do not make or give whether in these particulars, during negotiations or otherwise, any representation or warranty in relation to this property. No responsibility is taken by Guy Simmonds for any error, omission or mis-statement in these particulars. Guy Simmonds do not warrant the accuracy of any accountancy information supplied and purchasers are advised to take independent advice in order to satisfy themselves.
(V) Guy Simmonds are unable to give any warranty as to the working order of any apparatus, equipment, fittings or services associated with the premises and therefore, cannot verify they are in full working order. Purchasers are strongly advised to obtain specialist reports prior to exchange of contracts in order to satisfy themselves.
(VI) All statements and descriptions are made without responsibility or warranty by Guy Simmonds, the vendors or lessees. Neither do Guy Simmonds nor the vendors/lessees hold ourselves responsible for any expenses whatsoever incurred by applicants inspecting Businesses which may be sold or withdrawn, to include travelling, valuation/survey, legal fees etc.
(VII) No person in the employment of Guy Simmonds has any authority to make or give any representation or warranty whatever in relation to this property.
(VIII) It should not be assumed that the contents of any photographs are included in the sale.

Energy Performance Certificates (EPCs)

Map & Street View

Disclaimer - Property reference 6776. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Guy Simmonds, National Licensed Property Agents. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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*Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Guy Simmonds, National Licensed Property Agents on .

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