Inviting Expressions of Interest - The Old School Rooms

The property comprises of a single storey, open ground floor space with separate reception area, kitchenette and toilet facilities. There is a further outbuilding featuring two individual rooms that benefit from electric and plumbing supply.
The property is connected to mains electricity, water and drainage together with heating and hot water provisions.
The property is currently occupied for use as a hairdressers until mid-September 2026. Following a scheduled programme to refurbish the roof, the opportunity to let this character property has arisen. We are therefore inviting interested parties to submit Business Enterprise and Rent Proposals for the anticipated availability for entry in late 2026.
Current rent passing is £9,750 per annum and not subject to VAT.
Total area approx. 1,038.1 sq.ft.

Location, Situation and Directions
The historic village of Old Hunstanton, mentioned in the Doomsday Book and reimagined in the 19 Century by Henry Styleman le Strange, is situated on the beautiful north west Norfolk Coast. This quiet village is adjacent to its larger neighbour, New Hunstanton, and within easy distance of King’s Lynn (19 miles south), Norwich (44 miles south east) and Cambridge (60 miles south west). London King’s Cross is approximately 1 hour 45 minutes by rail from King’s Lynn.

The village has a range of amenities including shop and post office, Public Houses and Hotels together with a range of smaller independent shops. Larger facilities including primary and secondary schools, doctors surgery and dentists are readily available in New Hunstanton. The village benefits from the privately owned Old Hunstanton Beach where public access is granted, the Old Boat House Cafe, Old Hunstanton Football Pitch and the Old Hunstatnon Golf Course. 

Post Code for Property: PE36 6HX

Access and Parking
The property has direct access from the public highway, Old Hunstanton Road. There is private gravel parking for approximately 5 vehicles which is to be included in the lease demised area. Please note: there is a public footpath direct through the parking area which must remain unobstructed.

Terms of Lease
The property will be let on a Full Repairing and Insuring (FRI) commercial lease under the Landlord and Tenant Act 1954, to be contracted out of Sections 24-28. The initial term will be for 5 years (subject to rent review clauses and any break clause). The final terms of the lease including annual rent payable and date of lease commencement are to be agreed.

Outgoings
The ingoing tenant will be responsible for all outgoings, including utilties, insurance rent and business rates as applicable to the property. 

Business Rates
From an enquiry to the VOA website, this property has a current rateable value of £7,100.00
Rates payable to Borough Council of King's Lynn & West Norfolk. Prospective tenants to satisfy themselves as to the rates payable and rates relief available (as applicable).

Legal Costs  
The ingoing Tenant is to be responsible for the Landlord’s reasonable legal costs incurred in preparing the Lease documentation.

VAT
It is understood that the premises are not currently charged for VAT. If this becomes payable it will be charged in addition to the rent.

References
Prospective Tenants should note that they will be required to provide references.

Deposit
Successful Tenants will be required to lodge a deposit equivalent to two months rent with the Landlords.

Local Authority
Borough Council of King’s Lynn & West Norfolk, Kings Court, Chapel Street, King’s Lynn, PE30 1EX Tel:
Norfolk County Council, County Hall, Martineau Lane, Norwich, Norfolk NR1 2DH Tel:

Viewings and Further Information
Interested parties are invited to discuss any variation to these proposals with the Landlord’s Agent, Cruso & Wilkin.
Cruso & Wilkin, The Estate Office, Church Farm, Station Road, Hillington, King’s Lynn, Norfolk PE31 6DH
Tel:
Email:

Viewings are strictly by prior appointment only with the Landlord’s Agent, Cruso & Wilkin. Proposals may be submitted using the separate application form. A copy of this form can be obtained from the Landlord’s Agent.

Particulars prepared July 2026. Photographs taken June 2026. SUBJECT TO CONTRACT / VACANT POSSESSION