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The FountainTuddenham St Martin, Ipswich, Suffolk IP6 9BT

Tenure - Guide Price -Freehold £725,000

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Summary

• Attractive detached Grade ll village Freehouse

• Lounge bar and dining areas (80)

• Established business – sales £753,781 ex VAT

• Food led business, stunning gardens (122)

• Large car park, 3 bed owner’s accommodation

• Wonderful village location, excellent levels of trade

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Location

The Fountain is predominantly situated in the village of Tuddenham St Martin, lying

on the river Fynn, and just 4 miles north of the county town of Ipswich and 5 miles

west of the riverside market town of Woodbridge.

The property is easily accessible from the many pretty and affluent villages located

around this part of Suffolk, and in addition to the local and surrounding population,

the area is within a popular tourist destination and is only 3 miles from the A12 (S),

that links the area with the Suffolk Heritage Coast and the popular towns of

Woodbridge, Aldeburgh and Southwold.

Description

A 2 storey detached Grade II listed property dating from the 16th Century having

undergone various alterations during the 17th to the 20th centuries. The main

property is of traditional timber frame with red brickwork to the front under a pitched

plain tiled roof. The property was extended to the rear around 2008 enhancing the

trade and ancillary accommodation. There are extensive grounds of just under one

acre, providing a large car park and extensive external trade gardens.

Viewings

Strictly by appointment through Fleurets East Office on 01223 402 600.

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Business

The business generates income principally from food and beverage sales, with the

additions of functions and private parties. This exceptionally well appointed business

has been under the ownership of our clients since 2005, in the first instance as tenants

then acquiring the freehold in 2012. During our clients ownership they have completely

refurbished throughout and have extended the ground floor to accommodate additional

dining and kitchen floor space.

Although overseen by our clients who retain an active involvement in the business, the

day to day operation is overseen by managers but in our opinion the opportunity

presents itself to grow the business further with a new owner operator seeking to build

upon the excellent existing levels of trade.

The business is well situated to draw destination trade from nearby Ipswich,

Woodbridge and the many surrounding villages and further afield due to its excellent

location it enjoys high levels of repeat custom. We believe there is scope to add letting

rooms as the property has sufficient space and this would be an asset, subject to

planning consent being granted. We believe that letting rooms would attract trade

from the high levels of tourism as well as commercial business with BT’s Adastral Park

Research laboratories situated nearby.

Trading information for the year ended 30th June 2019, sales income was £753,781

excluding VAT with the trade split being approximately 70/30 food/sales. The business

is able to demonstrate substantial levels of profitability and has been, over the last three

years, consistent with levels of sales revenue. Additional trading information will be

made available to interested parties following a formal viewing of the business

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External areas

To the side of the property is a car park, with approximately 40 marked parking

spaces. To the immediate rear of the property is a paved patio, with large parasol

umbrella under which there is seating for 28 covers, with an additional timber framed

structure providing further seating for 14 covers. At the rear of the property is a

beautifully landscaped trade garden, neatly lawned with well- trimmed conifer hedge

and fencing, with fixed bench seating for 80 covers.

There is a large enclosed private yard providing bin store, timber framed sheds for dry

store, laundry and housing back up fridges and freezers. Side gates provide delivery

access off the car park. Additional sheds are provided for storage. There is a further

uncultivated garden area which is completely screened from the public areas where

we believe letting accommodation could be sited subject to planning permission etc.

Tenure

Freehold.

Licence

A premises licence prevails, the main licensable activities being:

Sale by retail of alcohol for consumption on and off the premises

Accommodation

Public areas

Entrance from the car park to the side leads to a hallway that accommodates separate

Ladies and Gentlemen’s WCs and provides access into the main public areas.

Central lounge bar with polished wooden top bar servery with seating for 12 covers,

wooden floor, Accessible WC, and an open view to trade kitchen.

The restaurant is divided into 2 sections, the first section providing seating for 33

covers, carpeted with exposed ceilings, rafters, beams and stud work with log burner

dual aspect windows to front and side providing a good source of natural light.

The second section provides seating for 30 covers, carpeted with exposed oak beams,

small dispensing bar servery with wooden counter top and windows to front aspect

providing good source of natural light.

Ancillary areas

Open trade kitchen being extensively fitted and equipped with a range of stainless

steel equipment, canopy extraction, steel work tops with under counter chillers.

Wash up area

Office

Level Beer Cellar

Staff changing room (with access to private owner’s accommodation)

Dry store with walk-in chiller and separate freezer.

Owner’s Accommodation

Situated on the first floor, the accommodation is internally accessed with landing,

lounge with kitchenette, 3 bedrooms (2 double and 1 single) shower room with WC.

Monday to Saturday 11:00hrs – 00:00hrs

Sunday 11:00hrs – 22:30hrs

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Business Rates & Council tax

The property is in an area administered by Suffolk Coastal District Council. The 2017

Rateable Value has been assessed at £72,250. The domestic accommodation is within

Band ‘B’ for council tax purposes.

Services

We are informed that the premises benefit from mains water, electricity and drainage.

Heating to the property is by oil central heating via radiators. LPG gas for cooking.

Planning & Development

The property is Grade II Listed. The property lies within the Tuddenham St Martin

Conservation area.

EPC

The property is Grade II Listed and therefore is exempt from providing an Energy

Performance Certificate

VAT

All prices quoted and offers made shall be deemed to be exclusive of VAT and VAT will

be added where applicable. In most cases VAT is reclaimable. Prospective purchasers

should consult their accountant for professional advice in this respect.

Valuations & Rent Reviews

Fleurets has the largest team of Chartered Surveyors to specialise nationally and

exclusively in the Capital and Rental Valuation of Licensed property. For professional

Valuations, Rent Reviews, Consultancy, Expert Advice, Rating and Planning advice

please contact your local Fleurets office.

Finance & Insurance

If you would like to take advantage of the knowledge and experience of a selection of

firms who specialise in providing finance and insurance for licensed properties contact

your local Fleurets office. A phone call may help to provide you with terms and/or

cover, which best fits your requirements

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For further information please log onto fleurets.com or give Simon a call.

Simon JackamanDivisional Director

01223 402 600

07775 516 674

simon.jackaman@fleurets.com

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