AN EXCITING OPPORTUNITY TO ACQUIRE Paddocks House Hotel. six mile bottom newmarket Cambridgeshire

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1 AN EXCITING OPPORTUNITY TO ACQUIRE Paddocks House Hotel six mile bottom newmarket Cambridgeshire

2 Summary Stunning country House hotel/venue benefitting from extensive and recent refurbishment Located on arterial route just to the south west of Newmarket, the internationally renowned home of thoroughbred breeding, racing and training 13 en suite bedrooms all featuring elegant décor and signature design touches The Garden Room a recently built and impressive Conservatory with capacity for up to around 150 guests The Study a beautifully styled room, commonly used for wedding ceremonies and more intimate events, with capacity for up to around 100 The Drawing Room a charming room for smaller events and private dining with capacity for up to around 50 persons The Dining Room stylish restaurant with around 50 covers and adjoining bar Detached staff house Set in approximately 7 acres Freehold Net turnover for the year ended March 2015: 1.08m

3 Background Dating back to the early 18th century, the property was reputedly the former country home of Lord Byron s sister and, in more recent years, the Swynford Paddocks private stud. Within the grounds of the property is the grave of the famous racehorse Brigadier Gerard. Following a substantial investment programme, including the construction of new 150 person capacity conservatory, the property reopened as a stunning hotel and events venue in Set in 7 acres of grounds, the property is located on the A1304 just six miles south west from the centre of affluent Newmarket; the internationally renowned home of thoroughbred breeding, racing and training. The famous Newmarket Racecourses and National Stud are just 4.4 miles and 3.7 miles respectively from the Paddocks House Hotel. Other local attractions include the National Horseracing Museum and Jockey Rooms, whilst historic Cambridge is only a 10 mile drive to the west. Cambridgeshire is one of the UK s highest growth counties boasting one of the world s leading universities, average salaries significantly ahead of national average and a dynamic regional economy. Notably, the plethora of successful tech companies in and around Cambridge has led the city to be dubbed Silicon Fen. Whilst no extant planning for further development is currently in place, interested parties may also wish to consider the potential (subject to their own planning enquiries) to develop, say, additional letting bedrooms and/or health and beauty spa. The Paddocks House Hotel is both an ideal base for those visiting the region whilst also having huge scope for a new owner to capitalise on the attractive trading location and establish the property as one of the region s pre-eminent events and wedding venues.

4 SUMMARY A47 Outwell Upwell A1122 A1122 DOWNHAM MARKET A134 March A10 Wissington Wimblington Southery A141 Manea A10 Feltwell Paddocks House Hotel CHATTERIS Littleport A141 Somersham A142 Sutton Witchford A10 Ely Lakenheath Soham Swavesey A14 Bar Hill Histon A10 Burwell Fordham Red Lodge A11 Paddocks House Hotel NEWMARKET A14 A428 Comberton CAMBRIDGE A14 Fulbourn Great Shelford A11

5 The Hotel ACCOMMODATION The hotel features 13 stylish en suite bedrooms, including one suite and one accessible room. All are air conditioned, elegantly designed to an exceptional standard and include an array of upscale touches including luxurious pocket sprung king sized bed, Bose sound system (on request from reception), flat screen TV and personal safe. 12 of the 13 bedrooms feature the signature copper bath tub located in the room; a luxurious design touch to complement the superbly presented letting bedrooms. PUBLIC AREAS The property boasts an array of impressive public areas, summarised as: n Relaxed reception area with full height ceiling, magnificent chandelier and striking staircase leading to the upper floors; n The Garden Room a recently built, air conditioned and fabulous conservatory events space with capacity for up to around 150 guests. Located adjacent is an eclectically designed bar; n The Study a beautifully styled room (linking to the Garden Room) commonly used for wedding ceremonies and more intimate events, with capacity for up to around 100; n The Drawing Room a charming room, with large timber framed bay windows, utilised for smaller events and private dining with capacity for up to around 50 persons; n The Dining Room stylish restaurant with around 50 covers and adjoining bar n Ladies and Gents, including one accessible, toilets located to the ground floor. Ancillary Areas Back of house areas include: n Fully equipped commercial kitchen incorporating pastry section, walk in refrigerators and wash up area; n Storage facilities located to a rear yard; n Manager s office.

6 Staff House A detached residential property located away from the main hotel building. The staff house comprises lounge, kitchen and 2 bedrooms (including 1 en suite). We understand previous management had contemplated conversion and refurbishment of the staff house to additional letting bedrooms. outside Approached by a sweeping gravel driveway, the Paddocks House Hotel is situated in approximately 7 acres; principally comprising well-kept lawns. A paved pathway leads from the Garden Room and Writing Room to a terraced area; utilised for outdoor events and occasional siting for a marquee. The grounds also include a disused tennis court. Interested parties should note that the certain neighbouring properties have right of access from the hotel s driveway. Further information on this specific matter can be found in the Title Register contained in the Data Site. The hotel benefits from an ample car park with capacity for around 100 vehicles.

7 Further Information Tenure The property is held on a freehold basis. Services We have been informed that the main hotel building is connected to mains gas, water, drainage and electricity. Licences Licences held at the property include Premises Licence, Public Entertainment Licence and licence to hold civil marriage ceremonies. Energy Performance Certificate The EPC has been commissioned and details of the same will be made available in due course. Trade The Paddocks House Hotel opened in 2013 and is already an established business with reported net turnover of 1.085m for the year ended March The business is still maturing and net turnover for the year ending December 2016 is forecast to increase to 1.238m. NB. 1) No management accounts are available for the 4 month period April to July ) The differing financial year ends are a result of change in the reporting processes of the business. 3) Trading information (Actual and Forecast) for the period post Administration will be made available in the Data Site. It is clear that the property already offers a strong product offering and requires minimal capital investment. The hotels boasts numerous strengths and opportunities which, in the Agent s opinion have yet to be fully capitalised upon. Given the strong product offering, affluence and proximity of Newmarket, one would expect a new owner to readily achieve a substantial level of fair maintainable trade and far higher profit conversion rate than is currently being achieved. In particular, distinct scope exists to bolster revenue through substantially increasing the volume of wedding and non-resident F&B business. More detailed trading information is available in the Data Site, access to which will be provided upon receipt of a signed Non Disclosure Agreement available from Colliers International. Viewing 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 and will, when possible, accompany the viewings. Please note that parties are requested not to discuss the sale of the hotel with any members of staff and that ALL enquiries must be channelled through Colliers International. All interested parties should liaise with Paul Barrasford of the appointed selling agents to discuss the opportunity in more detail and/or to arrange a formal viewing of the property. Contact details are provided at the end of this brochure. Price Substantial Offers invited for the freehold interest to include goodwill and trade contents. Stock will be at valuation.

8 Important Notice On 9 July 2015 Sarah Rayment and Tony Nygate of BDO LLP were appointed Joint Administrators of House Collection Limited. The company holds the freehold interest, the fixtures and fittings and employs all employees. On 15 July 2015 Sarah Rayment and Tony Nygate of BDO LLP were appointed Joint Administrators of Paddocks House Limited which is a trading entity. Any transaction for the purchase of any asset(s) will be entered into only on terms appropriate to the sale of the property in administration proceedings. Contact Paul Barrasford Director of Hotels Agency D: M: E: paul.barrasford@colliers.com Colliers International 50 George Street London W1U 7GA 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. (Sept 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 OC Our registered office is at 50 George Street, London W1U 7GA.