Ashbocking, Nr Ipswich, Suffolk

Location
The property is situated at Ashleigh Farm on Helmingham Road, Ashbocking, approximately seven miles north of Ipswich, along the B1077 corridor towards Helmingham and Debenham. The nearby B1078 provides connections towards Needham Market to the west and Otley and Wickham Market to the east.

The café forms part of an established commercial estate with neighbouring occupiers including a veterinary practice and enjoys a rural setting with an outlook over adjoining fields.

Description 
A detached café building with rendered elevations beneath a pitched tiled roof. The ground floor provides a seating area and fitted kitchen/servery, with stainless steel counters, sinks which discharge through a grease trap, cooking equipment and extraction. Glazed doors open onto a decked terrace overlooking the surrounding countryside.

The landlord’s café equipment will remain for an incoming café operator, subject to an agreed inventory. There is an associated ground floor store and use of a ground floor WC which has disabled access facilities and is shared with other estate occupiers.  Ample parking is available on site.

The first floor provides office/storage accommodation, accessed by an external spiral staircase, with restricted headroom beneath the eaves and roof trusses. The landlord would prefer one occupier for the whole building but will consider letting the floors separately.

A workshop/storage building opposite is available separately and may be included within a wider letting by agreement. This provides approximately 121.5 sq m (1,308 sq ft) on the ground floor, measuring approximately 13.5 m × 9 m, together with a mezzanine of approximately 95.2 sq m (1,025 sq ft).

Accommodation 
Ground floor café and kitchen - 44.5 sqm - 479 sq ft
Ground floor store - 8.6 sqm - 92 sq ft
First floor office/store - 38.0    sqm - 409 sq ft
Total - 91.1 sqm - 980 sq ft
All measurements are approximate

Services 
Electricity, gas and water are separately metered, with separate metering also reported between floors. Detailed billing arrangements are to be confirmed. The toilets drain to a septic tank; the tenant will contribute proportionately to emptying costs.

Terms 
Available immediately on a new lease on terms to be agreed, subject to contract. The rent for the whole café building is exclusive of rates, utilities and other outgoings. 

VAT 
VAT is not applicable. 

Business Rates 
The property has a current Rateable Value of £2,750. 
This is not the amount of rates payable, and an eligible occupier may qualify for 100% Small Business Rates Relief.  Interested parties should confirm the position with the local authority. 

Local Authority  
Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; Tel:

EPC 
A copy of the EPC is available from the agents. 

Directions
Heading north from Ipswich through Westerfield and Witnesham, coming to Ashbocking on the B1077, at the crossroads, go straight over continuing on the B1077 passing through the village.  At Ashleigh Farm, turn left into the commercial estate and The Former Crockery Barn Cafe will be found to the rear.

What3Words: ///digested.swims.composes

NOTES
1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order. Photographs are reproduced for general information, and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 
 
2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.
 
October 2026