Red House Farm, Marlborough Road, Saxtead, IP13

Red House Farm is an attractive mixed use farm situated in a rural location in the village of Saxtead, East Suffolk. A diverse, income generating property comprising; a successful holiday accommodation business with seven timber log cabins. Saxtead Business Centre with 26 commercial and storage units, together with Fieldview; a five bedroom farmhouse. The properties and grounds extend to 8.6 acres (3.5 Ha).

Location
The property is situated in a rural location between the villages of Saxtead and Saxtead Green, within close proximity of the historic market town of Framlingham (2 miles), offering a variety of shops, public houses and restaurants together with a good choice of state and private sector schools. Access to the A12 is approx. 8 miles south.

The A1120 "tourist route" runs through the village, linking with the A14 dual carriageway to the west and Yoxford and the A12 to the east. The property has good access to the renowned Suffolk Heritage Coast and popular tourist destinations such as Southwold, Aldeburgh, Thorpeness and Orford.

The wider area boasts popular market towns including Woodbridge and Saxmundham. Stowmarket and Ipswich stations offer direct trains to London Liverpool Street. Woodbridge - 12 miles, Aldeburgh - 18 miles, Ipswich - 16 miles.

Red House Farm
The Farm was originally a mixed arable and livestock farm, with the farmhouse (Fieldview) constructed in the 1970s. The farm has been in the same family for multiple generations.

The former agricultural buildings have been converted over time to offer commercial and domestic storage units. The Windmill Lodges holiday accommodation has been developed into a popular holiday accommodation site, ideally located for exploring Suffolk and the East Coast.

The property benefits from separate access points from the public highway for the dwelling and the commercial units and lodges.

Windmill Lodges
A well designed lodge development situated around a central wildlife lake with a perimeter access road and mature landscaping. Windmill has a total of seven 200mm round log Scandinavian style timber holiday lodges offering furnished self-catering accommodation. Each lodge has its own parking and private hot tub with views over the lake and open farmland beyond.

Inside, the units have an open plan kitchen/living area together with coal-effect fire, wooden floors, fully equipped kitchen and ensuite bathroom. All lodges have been awarded 4 or 5 stars from Visit England. The site has planning permission for an additional 5 log cabins, 12 in total.

In addition a number of outbuildings support the holiday accommodation business:

Swimming Pool (9 x 4.5m) - An outdoor heated swimming pool enclosed under a dome supported on a steel frame structure.

Reception and Office - (89 sq m / 925 sq ft) - Concrete block construction providing a reception office, laundry and utility/washroom plus toilets including an accessible W.C. to the rear.

Cart Lodge - (65 sq m / 703 sq ft) Comprising a 4 bay cart lodge with a concrete frame.

The Hut (18 s qm / 194 sq ft) - Providing visitor information centre for guests plus additional toilet and storage space.

The Hangar (134 sq m / 1,442 sq ft) - A concrete block storage building with large loading doors.

Workshop - (85 sq m / 914 sq ft)

In addition is a storage/laundry room, astronomy room for guests and an electric car charging point.

Fieldview Farmhouse
The original farmhouse was constructed in the 1970's, with a cavity block and brick construction under a concrete tile roof. The agricultural tie has been removed from the property and therefore there is no occupancy condition. Fieldview is approached via a private concrete drive off the Marlborough Road.

The accommodation has been finished to a high standard throughout with a bespoke kitchen with Rangemaster cooker and oak floors. LPG fired central heating together with two log burners. The accommodation briefly comprises:

Ground Floor
Porch leading to Entrance Hall (with W.C.)
Family Room
Kitchen/Dining Room
Conservatory
Sitting Room
Utility

First Floor
Master Bedroom with Ensuite
Bedroom 2
Bedroom 3
Family Bathroom
Bedroom 4
Bedroom 5

Saxtead Business Centre
Situated to the rear of Fieldview Farmhouse with a separate access, a large concrete surfaced yard area comprising 26 former agricultural buildings totalling in excess of 22,000 sq ft (2,100 sq m) of storage space. Predominately of concrete block construction with two large buildings, one steel portal frame and one concrete frame

The units are occupied on short term licence agreements. All units are currently occupied on a combination of commercial use and domestic/personal storage. A full schedule of the units, occupiers and licence fees are available from the agents upon request.

All except two of the units have electricity connected. The business centre is well screened from the lodge business and house by an earth bund and mature leylandii hedge.

Planning & Development
Windmill Lodges has permission for a total of 12 holiday log cabins. Five of the existing cabins are subject to 56-day occupancy condition. The remaining lodges and the undeveloped units attached to the planning consent are subject to a more flexible 11 month occupancy condition. There is no agricultural tie attached to the Farmhouse.

The business centre units have been subject to various planning permissions for a combination of change of use to storage, with other permissions for B1, B2 or B8 use. Further permission was previously granted for additional 12 containers and retention of two existing, together with the erection of 9 buildings for use within B1, B2 and B8 use classes. (now lapsed).

Income
The holiday accommodation is operated as self catering, fully furnished holiday lets managed by the current owners with direct bookings through Windmill Lodges with a high level of repeat business. Income and expenditure information available from the agents. Profit and loss accounts for the lodge business available after viewing. Saxtead Business Park currently has all 26 units occupied, with two occupied by the vendors. The total licence fee income for 2024/2025 is approx. £54,000 p.a.

TUPE
Windmill Lodges currently employs a number of part time staff together with one full time, maintenance/grounds person. TUPE obligations may apply to the sale. Further details available upon request.

Services
Mains water and electricity connected. Drainage is to multiple private septic tanks. The lodges are heated by LPG gas, with mains water and electricity connection.

Website
windmilllodges.co.uk/
Facebook: Windmill Lodges

Agents' Notes
Tenure & Possession
The property is offered for sale freehold subject to existing licence agreements and lodge bookings.

Fixtures, Fittings & Stock
The sale includes the commercial fixtures and fittings.

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 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 public footpath running along the edge of the south western boundary.

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.

Viewing
Viewing is strictly through appointment with sole agents Fenn Wright.

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 authority to make or give any representation or warranty, whether in relation to this property or particulars, nor 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.

Rates
Business Rates 2024/2025 Rateable Value Rates Payable
Windmill Lodges £22,500 £2,806
Saxtead Business Units (total) £26,675

Council Tax
2024/2025 - Band D Rates Payable £2,095.86

Energy Performance
Fieldview Farm EPC - E
Reception EPC - F
Unit 21 EPC - D
Unit 22 EPC - G

Local Authority
East Suffolk District Council