10 bedroom hotel for sale



Property Description

Full description

Tenure: Freehold



South Lincolnshire Fenland market town sitting between Spalding and Kings Lynn close to A16 & A17 and with easy access to Wisbech and Boston.

Main Lounge/Bar (c44+ plus standing) with exposed wall and ceiling beams, 2 Inglenook fireplaces and areas of exposed brickwork.

Restaurant (c30+ covers) with exposed wooden ceiling beams, wood panelled walls and a solid oak floor.

8 Letting bedrooms to the first and second floor.

Spacious 2-bedroom owners flat.

Grassed garden with lit smoking solution ; Car park.

Advised turnover for year ending January 2018 was circa £343,714 (incl. VAT) achieved on a trade split of 81% wet sales, 17% dry sales and 2% accommodation.

Planning permission 'GRANTED' for 2 Semi-Detached houses to be newly built on part of the adjacent patron's car park (PP Reference - H09-0445-16).

This property could possibly be suitable for AU (STPP).



This substantial hotel sits on a good-sized plot in the centre of the Lincolnshire town of Holbeach only 8 miles from the vibrant and colourful town of Spalding. Holbeach has 2 primary schools, local high street shops & amenities and 2 supermarkets that service the local community. Nearby points of interest include Wisbech (14 miles), Boston (15 miles), Market Deeping (19 miles) and Kings Lynn is a pleasant 20 miles away. The nearby road networks are excellent and the A17 and A16 are set amidst a series of other 'A' roads providing easy access throughout this beautiful county.


This traditional 3-storey Grade II listed hotel is of rendered brick construction, sitting under a pitched tiled roof. This deceptively large property stands on the main road running through the town and has a small entrance porch to the front that provides access to the main trading areas. These consist of:

Main Lounge/Bar (circa 44+ plus standing) is a long traditional room full of rustic charm and character and a warm and welcoming atmosphere. The room has loose tables, chairs and wooden bench pews all sitting on a fully carpeted floor. Exposed wooden beams to both the ceiling and walls are complimented by areas of exposed brickwork and 2 brick-built Inglenook fireplaces sit at either end of the room. There is a central bar server of brick construction with 3 cask hand pulls on offer to service the whole of the trading area. The room also has 2 wall mounted HDTV's, AWP, SWP, Juke box and a darts throw.

Restaurant (circa 30+ covers) is a self-contained multi-use room to the rear of the property. The room has loose tables and chairs able to be laid out to suit the occasion all sitting on a rug covered solid oak floor and complimented by exposed wooden beams to the ceiling and wood panelled walls. Predominantly used for breakfast and dining this room can also be used for small private meetings or private dining if required.

There is a good sized well equipped commercial Catering Kitchen with stainless steel appliances and surfaces (equipment not tested) and dry goods and fridge/freezer storage areas.

Below ground floor Beer Cellar with python system, pumps, remote etc & further storage areas.

Ladies & Gents WC's.


The owner's accommodation is located on the 2nd floor and briefly consists of: 2 double bedrooms, Lounge-Diner, Kitchenette and bathroom.


Situated on the 1st and 2nd floor of the property and with private access are 8 letting rooms (4 en-suite / 4 shared facilities). These consist of 4 single rooms and 4 twin rooms and are very popular with local contractors.


To the side of the property is a grassed beer garden with wooden picnic benches (circa 40+) and a lit and covered smoking solution. Also to the side is the patron's car park with spaces for circa 15 cars.

We can confirm that PP has been GRANTED for 2 semi-detached houses to be newly built on part of the patron's car park (PP Ref: H09-0445-16) that runs until July 2019. If this option were taken up it would still leave a small parking area for the hotel.


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:
Mon - Weds 11am to 11pm
Thursday 11am to 12.15am
Fri/Sat 11am to 01.15am
Sunday 12noon to 10.30pm

Current opening hours are:

Sun - Thurs 11am to 11pm
Fri - Sat 11am to 1am.

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.

The property and business is being offered for sale freehold (although we have not had sight of the title deeds). We are advised all mains services are connected (no services tested). Business rates payable are advised as being circa £8,441 per annum.


The current owner purchased the property in 1998 and over the past c19 years has created an established business offering quality food, drinks and accommodation to a loyal, repeat and desirable clientele. Our vendor client is now looking to sell the freehold on in order to be able take life at a more leisurely pace. The business is currently operated by the owner's manageress assisted by 4 full time and 1-part time/casual members of staff. The business sits at the centre of the local community and offers popular Sunday lunches, occasional live entertainment & quiz nights. We are advised that accounts declare takings of circa £343,714 (incl.VAT) to end January 2018 achieved on a trade split of 81% Wet, 17% Food & 2% accommodation sales. New owners could continue to operate the business using the same successful formula or they may wish to take the business to the next level. In our opinion this could be achieved by exploring the opportunity to introduce a website for the business, market the rooms on national websites (e.g.: booking.com), introduce teams and further entertainment or even introduce early evening food offers. There is also the opportunity to build the 2 semi-detached houses (PP Ref: H09-0445-16) adjacent to the business whilst investigating the option for AU (STPP) on the hotel.

Accounting information will be made available to interested parties after viewing. The property was viewed by Richard Fletcher who would be delighted to discuss further details and can be contacted on 07527 718400.

Viewing appointments must be made via Guy Simmonds.

Details prepared February 2018.

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.

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.
(IX) All prices quoted are excluding stock at valuation.

Nearest station

  • Spalding (7.2 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Guy Simmonds Business Transfers Limited , National Licensed Property

Coppice Farm, Ashby Road Melbourne, DE73 8BJ

01332 448136 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Spalding (7.2 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Guy Simmonds Business Transfers Limited , National Licensed Property

Coppice Farm, Ashby Road Melbourne, DE73 8BJ

01332 448136 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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