Summary u Stunning Grade II* listed country house hotel u 32 en suite bedrooms u 1530 Restaurant (2 AA rosette) with approximately 80 covers u Lakeside Suite with capacity for up to 120 persons and adjoining Garden Room (16) u Mulberry Suite with capacity for around 40 u Boardroom with capacity for 14 u Tudor Bar; stylish and relaxed space with seating for circa 30 u The Great Hall (36), East Wing Lounge (20) and Library (6) u Spa including brasserie and indoor heated swimming pool u Detached on site staff house (former hunting lodge) u Set in approximately 10 acres, with additional 21 acres available under separate negotiation u Net turnover for the year ended March 2016: 2.04m
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 Location 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.
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 NO.of ROOMS Main House No. of ROOMS Courtyard No. of ROOMS 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.
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. 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.
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.
Further Information PLANNING Interested parties may wish to note a planning consent was previously granted to develop an additional 13 letting bedrooms adjacent to the Courtyard bedrooms. The consent lapsed in August 2016. For further information on the permissions C02/0205 (as previously extended by CO07/1788 & C10/2883), please visit the planning portal: http://www.eastsuffolk.gov.uk/planning/planning-applications 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. 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 headline trading performance and associated Key Performance Indicators (KPIs). For the 9-month period ended December 2016, net turnover was 1.74m with an approximate revenue mix of rooms (40%), food (36%) and beverage (17%); the 7% balance being made of other income and 12.5k rent from the beauty salon. Occupancy and Average Room Rates for this 9-month period were 77.4% and 97.2 respectively. Since Q4-2016, the hotel has been run under a management agreement; which (if necessary) can be terminated upon sale. 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.
Contact PAUL BARRASFORD Director of Hotels Agency D: +44 20 7344 6963 M: +44 7826 860419 E: paul.barrasford@colliers.com 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 is available via an online data site. Access is subject to acceptance of a Non-Disclosure Agreement available from Colliers International. GUIDE PRICE AND METHOD OF SALE Offers in the Region of 4,100,000. The sale will be conducted by way of a company sale of Seckford Hall Hotel Ltd, the sole asset of which is the freehold interest in the property and business. 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. (March 2017) 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.