Seckford Hall - Property search

AN EXCITING OPPORTUNITY TO ACQUIRE
Seckford Hall
Hotel
G r e at B e a l i n g s | W oo d b r i d g e | S u f f o l k | I P 1 3 6 NU
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Summary
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
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Stunning Grade II* listed country house hotel
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32 en suite bedrooms
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1530 Restaurant (2 AA rosette) with
approximately 80 covers
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Lakeside Suite with capacity for up to
120 persons and adjoining Garden Room (16)
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Mulberry Suite with capacity for around 40
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Boardroom with capacity for 14
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Tudor Bar; stylish and relaxed space with
seating for circa 30
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The Great Hall (36), East Wing Lounge (20)
and Library (6)
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Spa including brasserie and indoor heated
swimming pool
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Detached on site staff house
(former hunting lodge)
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Set in approximately 10 acres, with additional
21 acres available under separate negotiation
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Forecast net turnover for the year ending
March 2016: £2.05m
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The Hotel
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Background
Seckford Hall is a magnificent Tudor building with a rich and
illustrious history. Records of a manor on the land date back
to the 15th Century, although construction of the present hall
began in 1530 and was completed between 1541 and 1550.
The Hall was originally the dynastical home of the influential
Seckford family. Thomas Seckford was an official of Queen
Elizabeth I whom it is believed held court at Seckford Hall.
Over the following centuries, the Hall’s connections to royalty
have continued. Indeed, some of the furniture throughout
The Hall can be traced back to Buckingham Palace and
Windsor Castle. Subsequent and notable owners have
included the High Sheriff of Lincolnshire, Members of
Parliament, an army Colonel and the financial secretary
to King George V.
During World War II, the Hall was commandeered by the
State and anti-aircraft guns were positioned in the hills
surrounding the estate. From 1951 to 2012, the property
remained in the same private ownership and, during this
time, was converted to a country house hotel and restaurant.
Acquired by our client in 2012, this already magnificent
property subsequently benefited from an extensive
investment programme across multiple areas of the hotel.
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
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Seckford Hall
Location
Hotel
Seckford Hall Hotel is ideally situated to capitalise on the strong demand drivers from both
corporate and leisure clientele.
The hotel is located just off the arterial A12, which links London (M25, 80 miles) with the
region’s principal conurbations of Chelmsford (50), Colchester (28) and Ipswich (8) to the
south west with Lowestoft (38) to the north east. The Port of Felixstowe (Britain’s biggest
and busiest container port with some 30 shipping lines operating circa 90 services to and
from 400 ports around the world) is just 13 miles to the south east. Harwich (31),
Bury St Edmunds (40) and Norwich (51) are also within reasonable reach of the hotel.
The delightful market town of Woodbridge, on the River Deben, is only 2 miles from the
hotel. Other nearby attractions include the famous Bawdsey Radar Station, Easton Farm
Park, the ancient Anglo Saxon burial site of Sutton Hoo, Shawsgate Vineyard and Otley
Hall. The hotel is also an ideal base for exploring the Suffolk Heritage Coastline (a designated
Area of Outstanding Natural Beauty) and its stunning beaches, picturesque countryside
and charming market towns.
Aside from excellent accessibility to the region’s road network, Ipswich train station provides
regular services (fastest journey times 68 minutes) to London Liverpool Street and London
Stansted Airport is approximately 57 miles to the west.
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
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The Hotel
Accommodation
The hotel features 32 en suite bedrooms, 22 being located
to the main house and 10 to the Courtyard; the latter (being
converted from the former stables, tack room and a coach
house) is separate to the original manor house. The total
bedroom stock is configured as follows:
Main House &
Courtyard
Main House
Courtyard
Twin/double
20
Standard Double
12
Junior Suite
5
Suites
(including
Feature rooms)
9
Superior Double
4
Luxury
Suite
2
Single
3
Feature
2
Deluxe
3
Superior Twin
1
Standard Single
3
Total
32
22
10
Several of the manor house bedrooms feature balconies
and open vistas to the well maintained gardens. The more
spacious superior rooms include two which have been
refurbished to give a modern and contemporary feel. The two
feature rooms benefit from four poster beds (the bed in the
Tudor Room dating back to 1587), whilst the Seckford Room
features an outdoor terrace and dedicated seating area.
The Courtyard bedrooms, comprising 3 deluxe doubles
and 7spacious suites, have been recently refurbished to
a modern and elegant standard. The two luxury suites
feature spacious separate seating areas and high beamed
ceilings. Suite 36, effectively a two bedroom apartment,
benefits from a sumptuous large spa bath with a walk in
shower. Suite 37 has a spacious living room and outsized
bathroom with a deep free standing bath and walk-in power
shower. Both suites have stunning four poster beds and are
perfect for extra space, privacy and indulgence.
All of the hotel bedrooms rooms are equipped with
complimentary tea and coffee making facilities, free WiFi,
iron, ironing board and a Freeview flat screen TV.
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
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Public Areas
Seckford Hall Hotel benefits from an impressive array of
public areas including multi-functional events rooms (several
of which open onto terraces overlooking the gardens),
relaxed meeting areas and stylish eating & drinking spaces,
summarised as:
The 1530 Restaurant with approximately 80 covers;
a relaxed space, yet with sophisticated design touches
including statement lighting. Under the current ownership, the
restaurant’s already strong reputation, having 2 AA rosettes,
has continued to improve. A draw for both local and resident
clientele alike, the restaurant is rated (at time of writing) by
75% of TripAdvisor reviewers as Excellent or Good.
Tudor Bar. A stylish and relaxed space with seating for circa
30, with décor touches including sumptuous rich lilac leather
booth seating and cosy sofas.
Relaxed reception area.
The Great Hall with comfortable seating for around 36
persons; steeped in history, the room exudes the traditional
character one expects from a country house, yet with some
more eclectic design touches and furnishings.
The Lakeside Suite with capacity for up to 120 persons;
designed in the style of a Tudor tithe barn this elegant and
flexible space comprises a main hall, minstrels’ gallery, bar
area and ladies’ and gentlemen’s cloakrooms. A fabulous
room for Wedding Receptions and other private events, the
Lakeside Suite (with full range of audio-visual equipment)
is also utilised for conferences and seminars. The Lakeside
Suite can be extended by connecting to the adjacent Garden
Room (16); the latter also a popular dining space.
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
Mulberry Suite with capacity for around 40 persons. Located
to the East Wing, the room is an ideal space for more intimate
events and corporate functions. With door opening onto to
a beautiful reclaimed York Stone terrace, the suite also has
splendid views to the gardens and lake.
Located to the East Wing are more intimate and relaxed
meeting spaces including the East Wing Lounge (20)
and Library (6).
The Boardroom. A new executive room for up to 14 guests.
Situated in the East Wing and ideal for board meetings,
interviews, training days or private dining. Fully air conditioned
and state of the art audio visual and presentation equipment,
the room also opens onto a private terrace area. Guests also
have access to a stylish and adjacent new lounge area.
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The Spa
Following an extensive refurbishment and extension
programme, the Spa was reopened in October 2015.
Operated under lease by a specialist 3rd party, the Spa
comprises 3 treatment rooms (including 2 doubles), informal
brasserie, exercise room, indoor heated swimming pool,
jacuzzi, sauna and steam room.
ANCILLARY AREAS
Fully equipped commercial kitchen incorporating walk
in refrigerator, wash up area, store rooms and staff
changing facilities.
EXTERNAL
Set in approximately 10 acres, Seckford Hall Hotel has
a stunning sense of arrival. Turning off the entrance road
through a set of wooden gates, a gravel driveway sweeps
through the gardens to the original Hall.
The well-kept grounds include a former walled garden,
extensive lawns (occasionally used for marquees), a lake
and terraces for outdoor events.
In addition, the property features extensive car parking areas.
Interested parties should note that an additional and
neighbouring 21 acres are owned by our client and are
available under separate negotiation.
OUTBUILDINGS
Located to the western boundary of the site are:
• the hotel’s garden nursery comprising four greenhouses;
• gardener’s office;
• tool shed;
• three bay garage;
• two bay garage;
• four detached garages currently used as workshops and
for storage.
Staff House
Located to the northern boundary of the site, is the former
hunting lodge; a detached Grade II listed building currently
configured to 3 staff bedrooms.
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
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Further Information
PLANNING
The property benefits from a consented scheme to develop
an additional 13 letting bedrooms adjacent to the Courtyard
bedrooms. The planning permission was renewed in
2013 and remains valid until 11th June 2016. For further
information on the permissions C02/0205 (as previously
extended by CO07/1788 & C10/2883), please visit the
planning portal http://www.suffolkcoastal.gov.uk/yourdistrict/
planning/devcontrol/applications/search/
TENURE
The property is held on a freehold basis.
SERVICES
We have been informed that the hotel is connected to mains
electricity, water and drainage. The central heating is an oil
fired system.
LICENCES
Licences held at the property include Premises and Licence
to hold civil marriage ceremonies.
ENERGY PERFORMANCE CERTIFICATE
Exempt.
TRADE
Seckford Hall Hotel has long been established as one of
the region’s leading hotels and venues. Following a 65 year
period under the same private ownership, the hotel was
acquired by our client in 2012.
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
A substantial programme of capital expenditure followed
including extensive refurbishment to part of the bedroom
stock and redesigning several of the public areas to a more
contemporary standard. In addition, the Spa was closed for
much of 2015 to allow for a complete refurbishment; the
impressive new facility only reopened in October 2015.
The aforementioned capital expenditure, alongside the hotel’s
many other attributes, have resulted in an impressive and
growing headline trading performance and associated Key
Performance Indicators (KPIs). Forecast net turnover for the
year ending March is 2016 is £2.05m (LY circa £1.89m), with
an approximate revenue mix of rooms (37%), food (39%),
beverage (18%) and other (6%). Forecast Occupany and
Average Room Rates for the year ending March 2016 are
71.1% and £91.02 respectively.
The hotel sector is not our client’s principal area of business
and it is the agent’s opinion that substantial scope exists for
a new owner to capitalise on the already exciting product
offering, increase revenues and grow the capital value. For
example, through increasing the volume and average spend
of events business (in particular weddings and conferences),
benefitting from the expected growth of the reopened
spa, executing the planning consent to develop additional
bedrooms and generating higher levels of non-resident food
and beverage income.
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Summary
Background
location
The Hotel
Further information
CONTACT
Contact
Paul Barrasford
Director of Hotels Agency
D: +44 20 7344 6963
M: +44 7826 860419
E: [email protected]
Colliers International
50 George Street
London
W1U 7GA
VIEWING AND FURTHER INFORMATION
In the first instance, customer viewings may be undertaken,
but after which point, all Appointments to view MUST be
made through the vendor’s agents who are acting with
sole selling rights. Please note that parties are requested
not to discuss the sale of the hotel with any members of
staff. Further information, including accounts, is available
on request to Colliers International.
GUIDE PRICE
Offers in the Region of £4,300,000
for the freehold interest in the property and business.
Seckford Hall Hotel | Great Bealings | Woodbridge | Suffolk | IP13 6NU
Colliers International gives notice that these particulars are set out as
a general outline only for the guidance of intending Purchasers or Lessees
and do not constitute any part of an offer or contract. Details are given
without any responsibility and any intending Purchasers, Lessees or Third
Party should not rely on them as statements or representations of fact, but
must satisfy themselves by inspection or otherwise as to the correctness
of each of them. No person employed or engaged by Colliers International
has any authority to make any representation or warranty whatsoever
in relation to this property. (Nov 2015)
Colliers International is the licensed trading name of Colliers International
Property Advisers UK LLP which is a limited liability partnership registered
in England and Wales with registered number OC385143.
Our registered office is at 50 George Street, London W1U 7GA.
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