Windmill Lodges, Framlingham, IP13 9RD

Location

Introduction
Windmill Lodges is an established holiday complex situated in a prime area of East Suffolk, close to Framlingham and the East Suffolk coast. The successful holiday accommodation business comprises seven timber log cabins with views over the surrounding agricultural land, set within grounds extending to 4.2 acres (1.7 ha). Planning permission exists for the development of a further five units.

Location
The property is situated in a rural location between the villages of Saxtead and Saxtead Green, within close proximity of the historic market town of Framlingham (2 miles), offering a variety of shops, public houses and restaurants together with a good choice of state and private sector schools. Access to the A12 is approx. 8 miles south.

The A1120 "tourist route" runs through the village, linking with the A14 dual carriageway to the west and Yoxford and the A12 to the east. The property has good access to the renowned Suffolk Heritage Coast and popular tourist destinations such as Southwold, Aldeburgh, Thorpeness and Orford.

The wider area boasts popular market towns including Woodbridge and Saxmundham. Stowmarket and Ipswich stations offer direct trains to London Liverpool Street. Woodbridge - 12 miles, Aldeburgh - 18 miles, Ipswich - 16 miles.

Windmill Lodges
A well designed lodge development situated around a central wildlife lake with a perimeter access road and mature landscaping. Windmill has a total of seven 200mm round log Scandinavian style timber holiday lodges offering furnished self-catering accommodation. Each lodge has its own parking and private hot tub with views over the lake and open farmland beyond.

Inside, the units have an open plan kitchen/living area together with coal-effect fire, wooden floors, fully equipped kitchen and ensuite bathroom. All lodges have been awarded 4 or 5 stars from Visit England. The site has planning permission for an additional 5 log cabins, 12 in total. The Windmill Lodges site is well screened from the neighbouring Red House Farm with a bund and mature hedge along the existing boundary.

In addition a number of outbuildings support the holiday accommodation business:

Swimming Pool (9 x 4.5m) - An outdoor heated swimming pool enclosed under a dome supported on a steel frame structure.

Reception and Office - (89 sq m / 925 sq ft) - Concrete block construction providing a reception office, laundry and utility/washroom plus toilets including an accessible W.C. to the rear.

In addition is a storage/laundry room, astronomy room for guests and an electric car charging point.

Infrastructure Investment
Spring 2025 sees significant investment to the infrastructure with a schedule of works including installation of individual LPG gas tanks to all lodges and an upgrade of the electricity supply with 3 phase, 100amps per phase. The site benefits from a fully independent, metered supply of services.

Planning & Development
Windmill Lodges has permission for a total of 12 holiday log cabins. Five of the existing cabins are subject to 56-day occupancy condition. The remaining lodges and the undeveloped units attached to the planning consent are subject to a more flexible 11 month occupancy condition.

Income & Expenditure
The holiday accommodation is operated as self catering, fully furnished holiday lets managed by the current owners with direct bookings through Windmill Lodges with a high level of repeat business. Income and expenditure information available from the agents. The gross Income for 2023/24 was £213,244. Profit and loss accounts for the lodge business available after viewing.

The business has benefitted from an increase in forward bookings in 2025, with a 20% year on year increase as at 01.04.25. The business is operated with seasonal onsite wardens.

Services
Mains water and electricity connected. Drainage is to a septic tank. The lodges are heated by LPG, with mains water and electricity connection.

Website
windmilllodges.co.uk/
Facebook: Windmill Lodges

Summary

Key points

• Established holiday complex situated close to Framlingham, East Suffolk
• Profitable holiday accommodation business with seven Scandinavian style lodges
• Significant infrastructure investment and services upgrade in Spring 2025
• Planning permission for further development of five additional lodges - 11 month occupancy
• Gross Income for 2023/24 - £213,244
• 20% year on year increase in forward bookings for 2025
• Facilities including swimming pool, reception and office
• Contact

Fenn Wright
Tel: 01206 216546
Tom Good
tjg@fennwright.co.uk