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For Sale: £450,000


Woodlands Farm Shop & Cafe, Silver Hill, Hintlesham, Ipswich, Suffolk, IP8 3NJ

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Property Image
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  • Area

    0 - 1546Sq Ft


Hintlesham is a small village on the A1071 connecting the county town of Ipswich 4.3 miles to the east to Hadleigh 5.1 miles to the west. The A12/A14 Copdock intersection is within 3.2 miles to the south east.

Hintlesham Hall is a 16th Century Grade I Listed country house hotel with 32 bedrooms and restaurant. The village is also well known for its golf club and other amenities include a pub, garage, primary school, church and community hall.

The property occupies a prominent position on the south side of Silver Hill (A1071), in front of the Birch Farm complex which includes a gymnastics club, swimming school and children's role play centre and café.


The property is approached via a shared private driveway and comprises a purpose built farm shop & café completed in April 2022. The building sits on a large site including a surfaced car park for about 18 vehicles, plus extensive newly planted tree belt and open grassland.

The building is clad in Hardie Plank under a pitched pantiled roof. Glazed electric sliding doors lead into the building, which provides an open plan retail and café area with fully fitted kitchen area and servery with twin electric oven and hob, extractor hood, stainless steel sink, etc.

The main retail and seating area is fitted with laminate flooring and LED lighting. Ancillary accommodation includes a store room with sink and cupboards and a disabled WC. Further sliding doors to the side of the building lead out to an area of decking overlooking the surrounding grounds.


The property provides a total gross internal floor area of 1,546 sq. ft. (143.64 sq. m.) and a net internal area of 1,462 sq. ft. (135.82 sq. m.).

The HMLR Land Registry title number is SK409325. Based upon Promap calculations the site area is 1.24 acres (0.50 Ha).


We understand that the premises are served by mains electricity, private septic tank foul drainage and a shared metered water supply.

We have not tested any of the services and all interested parties should rely upon their own enquiries with the relevant utility companies in connection with the availability and capacity of all of those serving the property including IT and telecommunication links.

Planning & Alternative Uses

Planning consent was originally granted for the farm shop and café in September 2020 (ref. DC/20/03399).

A subsequent Section 73 application (ref. DC/22/02510) was approved in June 2022 amending the operating hours to Monday to Thursday 08:00 to 18:00 hrs, Saturdays 08:00 to 18:00 hrs and Sundays and Bank Holidays 10:00 to 16:00 hrs. A further application is now being submitted to include Friday trading.

The property would lend itself to a variety of alternative uses. In accordance with Class E of the Town & Country Planning (Use Classes) Order the property could be used for a range of commercial, business and service uses including shops, offices, clinic/health centre, creche, R&D, light industrial etc. These uses would generally be permitted without the need for further planning permission although all interested parties should make their own enquiries with the local planning authority regarding their proposed use.

Business Rates

The property is assessed as follows:-

Rateable Value: £13,500.00
Rates Payable (2023/2024): £ 6,736.50 p.a.

The rates are based on the UBR for the current year of 0.499p in the pound. Small business rate relief may be available and all interested parties should make their own enquiries with the local rating authority in order to verify their rates liability.

Local Authority

Babergh District Council, Endeavour House, 8 Russell Road, Ipswich, Suffolk, IP1 2BX. Tel: 0300 1234000.


Offers are invited in the region of £450,000 for the freehold interest with vacant possession upon completion.

The sale price will be subject to VAT.

Legal Costs

Each party will be responsible for their own legal costs.

Energy Performance Certificate

Rating A(20)


Property details prepared in January 2023.

Information Pack

An information pack is available upon request, including a copy of the registered title, planning notices and associated drawings.


  • Prominent A-Road Location
  • Built in 2022
  • Suitable for a wide variety of Class E business uses
  • Large parking area and extensive grounds
  • EPC "A" rating



Alistair Mitchell

01473 232701
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