BACKGROUND
Established in 2017, Five Acre Barn is a contemporary B&B/ Holiday rental on the Suffolk Coast that has been consistently recommended by Conde Nast Traveller, The Daily Telegraph, the Sunday Times and the Guardian over the last nine years, as well as featured in lifestyle publications such as Elle Decoration and Country Living. The current owners are now looking to retire and are offering the combination of a successful, turnkey business with a beautiful, design led home.
LOCATION
The property is located on the edge of the Village of Aldringham, in the heart of Suffolk’s Heritage Coast. Just set back from the Coast it is conveniently situated close to the tourist destinations of Aldeburgh (2.5 miles) and Thorpeness (2 miles). The area can be reached from London via rail (Saxmundum about 2 hours) or road (about 2—3 hours).
DESCRIPTION
The property (GIA 5,100 sq.ft.) comprises a red brick nineteenth century barn and two contemporary extensions—a zig zag roof, cedar shingle-clad guest wing completed in 2017 (voted one of the Top 50 buildings of 2018 by RIBA) and an architect designed owner’s accommodation completed in 2023. This is all set within five acres of gardens and woodland.
GUEST ACCOMODATION: ENTRANCE
Off a large decking area, the main entrance opens onto a hallway lined with terracotta quarry tiles. To the right is a cloakroom and a sliding door accesses the main Guest area - a nod to the Barn’s past . To the left steps lead to the guest accommodation (an external ramp allows accessible access between the Barn and Guest volumes).
GUEST ACCOMMODATION: THE BARN
Light and airy, the double height barn retains its rustic roots with painted brickwork and rafters. It divides roughly into equal thirds - the kitchen, a dining/ breakfast area and living room. The kitchen is dominated by a large copper-topped island housing a sink, induction hob, extractor and two dishwashers. Bespoke douglas fir plywood units provide storage as well as containing two ovens. An honesty bar is set out along a long marble shelf.
In an echo of it’s days as a threshing barn, double height windows define the dining room, illuminating a communal dining table.
At the far end of the room an oversized, guillotine-style wood burner provides a focal point in the living room. A birch plywood window seat and double doors ensure that the barn is light filled throughout the day.
GUEST ACCOMMODATION: GUEST ROOMS
The five guest rooms lead off a central gallery lined with a double height birch plywood wall. Four full length windows provide light and ventilation.
Rooms one to four offer accommodation on a plywood mezzanine platform accessed by a staircase (with integrated storage below). White ceilings, walls and polished concrete floors, make for a fresh Scandi vibe. Two skylights set in double height ceilings ensure that rooms are light and airy. Bathrooms (two with walk in shower and two with bath/showers) sit below the mezzanine. Rooms also enjoy a sitting room and double doors which lead out onto private decks.
Room five is set out on a single level and is fully accessible. Accessed through an ante room the double height room provides a sleeping and living area. This leads off to a large shower room (with removable accessibility accessories) and separate bathroom.
GUEST ACCOMMODATION: OTHER
A single space at the end of the guest wing houses utility, laundry and plant rooms (see services).
OWNERS ACCOMMODATION
Owners accommodation is a self-contained annexe split between the north end of the Barn and an corrugated iron clad extension completed in 2023.
The entrance to the extension opens onto a bright lobby, from which a sliding pocket door accesses a double height, open plan kitchen/ dining/ living room. Full height glazing provides views to the gardens and four skylights ensure that the space is always light-filled . The birch ply of the bespoke kitchen is captured in a plywood wall at the far end. A larder/ utility leads off the kitchen.
External
A bedroom and shower room are housed in the ground floor of the barn, with a further bedroom, box room and bathroom on the first floor.
GROUNDS
The property is accessed via a long gravel drive, opening out into a parking area for eight vehicles. An additional parking space is available closer to the barn to facilitate accessible access. An open sided bike shed provides storage for multiple bicycles.
As the name suggests , the property is set within five acres of garden and woodland. It is bordered to the east by the River Hundred with the Suffolk Coast and Heath AONB beyond.
The gardens are divided into different rooms to provide spaces for guests and to enhance their overall experience.
SERVICES
There is a single supply of mains water and electricity. to the whole property There is mains sewerage accessed through a pumping station .
Heating is provided by two air source heat pumps—owner’s accommodation and guest accommodation installed in 2023 and 2025 respectively. Underfloor heating is in place for all new build areas (there are radiators in the barn) and is controlled through a series of individual thermostats.
An automatic extractor system runs through all guest bathrooms.
An 350l storage tank ensures constant hot water is available for guests
Sixteen ground mounted solar panels generate about X per annum and there are three electrical charging points installed in two locations available to both guests and owners.
None of the services, including heating, plumbing or electrical systems (nor appliances) have been tested by the Selling Agents.
FIRE SYSTEMS
A Fire Risk Assessment has been carried out and has been reviewed the local Fire Officer. A fire system provides sensors and alarms across the property and appropriate numbers and types of fire extinguishers are in place. Both systems are maintained by 3rd parties under maintenance contracts.
EPC
Commercial EPC— TBD
Residential EPC— C
LOCAL AUTHORITY
Suffolk Coastal District Council, Melton Hill, Woodbridge, IP12 1AU Tel:
Rateable Value (B&B ) £15,000
Council Tax band (Owners accommodation) C
The rateable value has increased significantly under the recent review, such that the property is subject to rates for the first time. The new rateable value is being challenged by the owners.
CURRENT PLANNING STATUS
The property’s planning status was changed in 2015 from C3 (dwelling) to C1 (Guest house). In 2021 planning permission was given for a two bedroom rental property in the grounds though this was not undertaken and has now lapsed..
LICENCE
The property operates an ‘honesty bar’ for guests—though this is a minor source of revenue. There is currently a Premises Licence however it should be noted that is a requirement of the Licencing Act 2003 that properties retailing alcohol have a designated premises supervisor who must be the holder of a Personal Licence.
BUSINESS INFORMATION
Five Acre Barn started trading in April 2017 and has continued to do so apart from a brief hiatus during COVID. Although the business operates primarily as a bed and breakfast it is also set up to run as a self-catering holiday rental—though this generally accounts for about five to ten bookings a year. The property has also been used as a photo location.
Over 95% of bookings are direct, though the property is also currently marketed through Booking.com and Airbnb. Guests are generally aged between early 30s to mid 70s, generally living in London, the East of England, Lincolnshire and Yorkshire.
Occupancy averaged 56% in 25/26—81% during peak months and 38% off peak.
The property is promoted on several local and national online platforms focusing on design led and dog friendly accommodation and is highly rated by TripAdvisor (5.0 - 172 reviews) and Google (4.9 - 90 reviews) .
Five Acre Barn as been well reviewed by the main UK newspapers, as previously noted, and has also been featured in Country Living, Elle decoration and Grand Designs.
The fiveacrebarn Instagram account currently has 12.3k followers.
FINANCIAL INFORMTION
The business trades as a partnership Audited financial statements are therefore not prepared though an annual partnership return is submitted to HMRC annually. The partnership is VAT registered operating the Flat Rate Scheme.
21/22 - t/o £147k EBIT £123k
22/23 - t/o £155k EBIT £ 97k
23/24 - t/o £142k EBIT £ 86k
24/25 - t/o £133k EBIT £ 79k
25/26 - t/o £126k EBIT £ 74k
Five Acre Barn has been consistently profitable with earnings before interest and tax approximately £80k per annum. Note that financial years 21/22 and 22/23 were significantly influenced by increased post lockdown demand.
More detailed accounts will be made available once a formal viewing has taken place.
PRICE
Offers are invited in excess of £1.6m for the freehold interest of this business. All fixtures, fittings and stock are specifically excluded from the sale, the stock will be valued at the time of sale.
LEGAL COSTS
Both parties are to pay their own legal costs incurred in this transaction.
