Unit 1 - 3, Acton Place Industrial Estate, Melford Road, Acton, Sudbury, Suffolk, CO10

The property comprises a detached, single storey building arranged as three units, prominently positioned at the front of the Acton Place Industrial Estate. Access is via a concrete estate road from the main road.

The building is of brick construction beneath a pitched asbestos sheet roof with solid concrete floors. The elevations are cement rendered and part of the original asbestos cement roofing has been replaced.

Units 1 and 2 are occupied by the long-established Wally's Café, which has traded successfully from the premises for approximately 32 years. The units have been comprehensively refurbished and benefit from wood effect flooring, suspended ceilings with recessed lighting, and uPVC double glazed windows and doors. The accommodation comprises an open-plan kitchen and serving area with seating, a main dining area, stock room/freezer store, and separate male and female WC facilities.

Unit 3, trading as All Breeds Dog Grooming, provides a main reception area with partitioned tea-point and WC, together with a cutting room to the rear. The specification includes LED lighting, night storage heaters and vinyl floor coverings.

ACCOMMODATION [Approximate Gross Internal Floor Areas]
Units 1 & 2: 1,125 sq ft [ 104.47 sq m]
Unit 3: 550 sq ft [ 51.06 sq m]
Total Gross Internal Floor Area: 1,674 sq ft [ 155.53 sq m]

LOCATION
Acton is a well-located village in south Suffolk, positioned approximately 3 miles from both Sudbury and Lavenham. Bury St Edmunds lies around 15 miles to the north, with Colchester approximately 17 miles to the south, providing a range of commercial, retail and transport amenities.

Units 1-3, Acton Place Industrial Estate are situated on Melford Road within a small, established industrial estate adjoining open agricultural land, approximately half a mile from the A134, which provides convenient access between Sudbury and Bury St Edmunds.

CURRENT RENTAL INCOME
The units are subject to annual licenses as follows:

Units 1 & 2 - Licensed to a private individual trading as Wally's Café for a term of one year to 31 July 2026 at a current passing rent of £12,000 per annum. From 1 August 2026, a further annual licence has been agreed at a rent of £12,360 per annum, payable monthly in advance.

Unit 3 - Licensed to a private individual trading as All Breeds Dog Grooming for a term of one year to 31 July 2026 at a current passing rent of £5,796 per annum. From 1 August 2026, a further annual licence has been agreed at a rent of £5,976 per annum, payable monthly in advance. The licensees have limited repairing obligations and the rent is inclusive of building insurance. Copies available upon request.

BUSINESS RATES
According to the Valuation Office Agency website, the units have the following current Rateable Values:
Units 1 & 2: £10,000
Unit 3: £4,750
All interested parties should make their own enquiries to verify their rates liability.

PLANNING
It is understood that the units have planning permission for Class E uses of the Town & County Planning (Use Classes) Order 1987 (as amended). All interested parties should make their own enquiries with the local planning authority to confirm their intended use.

SERVICES
It is understood the property is connected to mains electricity, water and drainage.

We have not tested any of the services and all interested parties should rely upon their own enquiries with the relevant utility companies in connection with the availability and capacity of all those serving the property including IT and telecommunications.

LOCAL AUTHORITY
Babergh and Mid Suffolk District Councils, Endeavour House, 8 Russell Road, Ipswich, IP1 2DX.

Tel:

ENERGY PERFORMANCE CERTIFICATE [EPC]
C (66) Rating - ref: 2184-4271-4121-2931-7317

TERMS
Offers are invited in the region of £200,000 for the freehold interest, subject to the existing tenancies.

LEGAL COSTS
Each party is to be responsible for their own legal costs.