Swan Motel, Loddon Road, Gillingham, Beccles, NR34 0LD

Description

The Property comprises an extensive two-storey building of traditional brick construction beneath a new pitched and tiled roof, with origins reportedly dating back to 1934. The Property has exposed brickwork to all elevations, with a combination of single-glazed and double-glazed fenestrations across the main building. We understand that the 15 motel-style letting bedrooms were added in 1988, of traditional brick construction, and are all located to the rear of the main building, which have recently been subject to new UPVC double-glazed windows to every bedroom. Each letting room benefits from en suite facilities and are of a generally good size and well fitted out.

The grounds extend to an approximate size of 1.844 acres, providing a beer garden and parking, along with a paddock for potential leisure use (STPP) and an enclosure housing solar panels.

The village of Gillingham is located just off the A146, on the county border dividing Suffolk and Norfolk, and one mile northwest of the town of Beccles, with Lowestoft and Norwich also located nearby.

Road and rail communications in the area are quite good, with the A146 trunk road providing access to Beccles, Bungay and Lowestoft in the east, and Norwich in the northwest. The A143 trunk road also provides convenient access to Great Yarmouth in the northeast and Diss and Bury St Edmunds to the west. A rail station in Beccles provides a regular service between Ipswich and Lowestoft.

The Property is situated on the southern outskirts of the village close to the town of Beccles, which is an historic and lively market town on the banks of the River Waveney and a gateway onto the southern end of the Norfolk Broads.

Entrance is from the front through an attractively dressed conservatory with seating.

Open-plan public bar and restaurant with a contemporary bar servery counter hosting hand pulls and keg taps, with bar stools. Booth seating with tables and chairs can accommodate 20 customers, with a side games area currently housing a pool table and dart board, and access to the trade garden. Ladies & gentlemen’s WCs.

There is a formal restaurant with part banquette seating along with tables for 20 customers and an additional side restaurant that can seat 20 with further access to WC facilities.

Exceptionally well-equipped commercial kitchen
Food preparation area with walk-in chiller and access to side yard
Plant room
Various stock and storage areas.
Basement beer cellar with dray drop

All trade fixtures and fittings are included in the sale. Stock to be purchased separately at cost upon completion.

All 15 guest bedrooms are a combination of twin, double, king-size and family rooms, together with a honeymoon suite which includes a deluxe roll-edge bath. All rooms benefit from deluxe en suite bathrooms.

The cabin room is separate from the main hotel accommodation and offers an open-plan living area suitable for a double bed and lounge, together with a luxury bathroom. An external decked area provides views over the watercourses and a tributary river.

All rooms come with smart TVs and tea and coffee-making facilities.

The Swan Motel has extensive grounds which are a significant feature of the property. Occupying approximately 1.844 acres, there is patron car park to the front and side of the property for approximately 80 cars.

A patrons beer garden is located to the rear and side of the main property, with picnic benches providing seating for around 40 customers. There is an enclosed seated dining area, with tables and chairs for 40 customers, along with a BBQ kitchen.

The adjoining paddock lends itself to use as an overflow car park and has hosted events such as vintage car rallies, live bands and pop-up events. Subject to the relevant planning being granted, there is the potential to create additional leisure accommodation, such as hook-up points for touring vans or further accommodation including shepherd huts or Yurts. There are two externally accessed showers already installed adjacent to the log cabin.

There is a yard to the side for bin storage, a maintenance shed, and additional storage with delivery gate access from the front.

Situated within the main building at first-floor level and accessed internally.
Lounge
Domestic kitchen area
2 double bedrooms, both with en suite bathrooms
Master bedroom, with dressing room and en suite bathroom
External terrace offering views over the watercourses, together with distant views of the bell tower of St Michael The Archangel Church in Beccles

The Swan Motel has a long trading history, with the business having been in the current family since 1988, being operated by our clients’ parents until they sold it in 2003. The property was subsequently acquired by a large operating entity and had several tenants until our client re-acquired it in 2015. Since then, it has been operated directly by them, with the support of local chefs and staff.

Principally, the business trades as a bar and restaurant, with 15 letting guest bedrooms located in a block to the rear. It is open every day throughout the year, offering a wide selection of lunch and dinner options from a bar and a la carte menu and serves a popular Sunday carvery. The business is well established within the local area from where the majority of the trade is drawn. The rooms, which have all recently been refurbished, are an excellent asset to the business, attracting guests staying in the area through work and leisure, along with demand when weddings or local events are hosted nearby during the summer months. There is a strong level of repeat trade for the rooms.

During the time of our clients’ ownership, they have undertaken a significant Capex in the full refurbishment of the bedrooms to include additional sound proofing, installation of UPVC double-glazed windows and a new roof. Recently, they have installed solar panels which will significantly reduce operational costs in the years ahead.

An area of business any new owner could benefit from is the £50 billion construction of Sizewell C, which is a major new nuclear power station located 23 miles south of the business. It’s expected that over 70,000 jobs will be created during the construction, which is due to be completed in the mid to late 2030s. There is currently exceptional high demand for accommodation in the area, and the rooms could be an excellent generator for income. The quality of the rooms would suggest they would be suitable for professionals associated with the build, opposed to construction or infrastructure workforce.

Our client has recently added a cabin room, which provides an open-plan living and sleeping arrangement, with an external decked area offering views over the watercourses. There is an additional paddock which, whilst used for summer pop-up events such as car rallies and hosting bands etc, could have the potential to generate income by utilising the land for touring vans and installing hook-ups, or potentially the addition of further log cabins or shepherd huts (STPP). This would cater for the summer tourist market, which is strong in this part of the county being the southern entrance to the Norfolk Broads and many significant tourist attractions and features the area has to offer.

This is an exceptional business, ideal for family operation, and equally well suited to a multiple operator seeking to add room accommodation or a leisure operation. Viewing is highly recommended.

Full detailed trading information can be made available following the signing of an NDA.

Trading profit and loss accounts for the year ended 31st March 2025 show net of VAT combined sales income of £736,921, with the business demonstrating a strong adjusted net profit.

Projected net sales income for the period ended 31st March 2026 is expected to show £1,000,000 plus.

Freehold.

From the 1st April 2026 £80,000.

We understand that the business benefits from all necessary licences for the conduct of the business.