Annesley House Hotel, 6 Newmarket Road, Norwich, NR2 2LA

The property consists of elegant Georgian buildings (Annesley House and Walsten House) and two converted coach houses, originally believed to have been built around 1832. Annesley House accommodation is within two buildings connected by a glass walkway which features a 90-year-old Black Hamburg grape vine.

Annesley House is over three floors, with the other buildings all two-storey under a variety of pitched slate and tile roofs. The Garden House Room and Coach House, both being located within the grounds of the hotel, are both two storey and provide guest accommodation.

The hotel offers 31 individually styled, well-presented en suite bedrooms, located across the various buildings and set within beautifully landscaped grounds extending to approximately 0.864 acres.

Furthermore, the hotel is complimented by a reception, an open-plan lounge bar (20), and a restaurant situated within a conservatory featuring modern furnishings and seating for around 30 customers. In addition, there is a separate lounge with comfortable seating displaying some fine period features.

Annesley House Hotel is well located for guests and those attending events at the hotel, being approximately a 10-minute walk from the heart of this historic cathedral city. The main rail station, offering fast connections to London, Midlands and the wider UK rail network, is only a 30-minute walk or 10 minutes by car/taxi.

The hotel is situated on Newmarket Road, a major high-value residential area and key transport artery leading into the city centre from the southwest. It is considered one of Norwich’s prime locations and provides easy access to the Norwich outer ring road, A11 and A47.

The hotel is complimented by a reception, an open-plan lounge bar (20), and a restaurant situated within a conservatory featuring modern furnishings and seating for around 30 customers. In addition, there is a separate lounge with comfortable seating displaying some fine period features.

Commercially fitted and equipped kitchen
Walk-in chiller
Dessert preparation room
Still
Pot wash
3 basement cellars
Laundry

Trade inventory will be included in the sale. Stock at valuation on completion.

The rooms are spread across five buildings and are individually decorated and furnished, providing flat-screen TVs, tea & coffee-making facilities, Wi-Fi, and hairdryers.

Annesley House – offers a mix of standard singles, executive singles, standard twins, and double rooms.

Walsten House – offers six standard doubles and two executive double rooms.

The Coach House comprises three executive doubles and one executive single room, all featuring walk-in showers. The executive doubles have zip and link beds, allowing them to be configured as twin rooms if required.

The Garden House is a self-contained building with a kitchenette and lounge/dining room on the ground floor, and a double bedroom (with a zip and link bed) with a walk-in shower on the first floor.

Car parking is located principally to the front and side of the hotel and provides up to 26 spaces. The hotel is enclosed by delightful, landscaped gardens that offer manicured lawns and herbaceous borders. To the immediate rear is a pond with an adjacent rockery, with a waterfall cascading into the pond.

There are several outbuildings used for storage and garaging, along with an additional rear entrance off Ipswich Road.

Annesley House Hotel is a viable and well-established hotel that has been led by our clients for over 40 years, operating as a quality three-star hotel just on the outskirts of historic Norwich.

An attractive year-round hotel offering excellent accommodation, a restaurant with genuine opportunities to develop the menu, and a bar with a comfortable lounge, all set within beautiful landscaped gardens.

The current ownership model has prioritised guest experience and brand integrity, having traded under the Best Western brand for many years. At the most recent brand inspection in December 2025, the hotel was awarded an International Brand Standards Award, placing it among only eight Best Western properties in the UK to receive this recognition, out of approximately 280 Best Western hotels nationwide. As a result, the property presents itself as an attractive opportunity with upscale potential in a desirable part of East Anglia.

Full and detailed trading accounts are available upon completion of an NDA.

Leasehold: The property is held on the demise of a FRI lease for a contractual term of 42 years, commencing on 30th March 2012 and expiring on 23rd June 2054, at a current rent passing of £63,000 PAX. The rent is subject to upward-only reviews every three years. The lease is subject to the provisions of the Landlord & Tenant Act 1954.

1st April 2026 £80,000.