Welcome to Fisheries 4 Sale
Fisheries & Waterside Property Specialists

Fisheries 4 Sale

Full Details


  • 4 bedroom 16th century farmhouse
  • 6 self contained holiday units
  • 3 well stocked coarse fishing lakes
  • 28 cover restaurant and bar
  • 5cl Touring caravan site
  • Site extending to 9.6 Acres (3.9ha).


A four bedroom, 16th century farmhouse with six holiday accommodation units, three coarse fishing lakes and touring caravan park set in 9.6 acres.

The property is located in the village of Elsing, approximately 13 miles west of the city of Norwich and approximately 5 miles east of the town of Dereham.

Bartles Lodge situated in a rural yet accessible location. The property is situated to the south of the village, opposite the 14th century Elsing Church.

The property is accessed via a private drive, off Church Street.

A 16th century farmhouse comprising 4 bedrooms arranged over 2 floors. The current owners refurbished the kitchen and ground floor rooms in 2006 New windows and doors have been installed throughout. The accommodation comprises:

Ground Floor
Entrance Porch 
Kitchen/Breakfast Room
Dining Room
Sitting Room
Utility Room
Bedroom 1

First Floor
Bedroom 2
En suite, walk in wardrobe
Bedroom 3
Bedroom 4
Walk in wardrobe
Bathroom 1

Behind the farmhouse is a former holiday accommodation unit, currently used as a laundry room. In addition are two storage sheds and a garage. A large gravel car park provides ample car parking for guests.

Holiday accommodation
There are 6 self contained units originally converted from a stable block, arranged within a courtyard. These are capable of accommodating a total of 12 people.  All rooms have central heating and double-glazed windows. Four of the units benefit from views over the lakes and gardens, the other two look out to the courtyard.

The current owners  run the holiday accommodation on a bed and breakfast basis. There is the potential to convert the units to self-catering accommodation.

With large patio doors looking out onto the courtyard. This area was previously used as the restaurant with 28 covers, currently used as a lounge and bar area. The property benefits from a license to sell alcohol.

Commercial Kitchen
A fully equipped commercial kitchen, stainless steel appliances, six ring gas hob and ovens, fridges, dishwasher and walk-in larder.

Conservatory Garden Room
Overlooking the lakes and grounds, used as the restaurant dining area providing 28 covers.

The Fishery
Comprising three established, spring fed lakes stocked with mixed coarse fish species.

Laura’s Lake -  extending to 0.8 Acres (0.3ha) depths of 4-5ft. Stocked with carp up to 20lbs, bream, roach and perch.

Victoria Lake (Match Lake) - extending to 0.75 Acres (0.3ha) depths of 5-6ft, 14 purpose built swims. Stocked with carp up to 7lbs, tench, bream, perch and roach.

Lizzy’s Lake -  extending to 0.5 acres (0.2ha). Stocked with carp up to 12lbs, tench, bream, perch and roach.

Touring Caravan Site
A 5Cl touring caravan site with a separate access, with electric hook-ups and water connections.

The Business
The income is currently generated from the holiday accommodation (bed and breakfast), the touring caravan site, the sale of day tickets and match bookings. The accounts for 2017 show a turnover of £70,000. Profit and loss accounts are available to interested parties after viewing.

The house benefits from oil fired central heating, Mains water and electricity. Drainage is to a private treatment plant. A portable toilet serves the caravan site.

There is no occupancy restriction attached to the dwelling.

Energy Performance Rating
Dwelling - E
Holiday Accommodation building - Awaiting EPC

Rateable value 2017— £7,500.
The business currently qualifies for 100% small business rate relief.

Council Tax Band 2016/17 - E—£1,923.84

Agents’ Notes
Tenure & Possession
The property is offered for sale freehold as a whole with vacant possession on completion.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings and fish stocks in the lake.  Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks.  Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in the particulars or not.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Any areas, measurements or distances referred to as approximate are given as a guide and are not precise.  If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that: The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract.  Prospective purchaser/s and lessees should seek their own professional advice. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct.  Any intending purchaser/s 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 in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors. No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Local Authority
Breckland Council
Elizabeth House
Walpole Loke
Telephone: 01362 656 870

Photographs taken: April 2017
Particulars prepared: June  2017
Guide Price

*Safety Note to Fishery Buyers*
Please ensure care is taken when viewing and walking near to lakes and areas of water.  Do not walk close to the edge of waterways, and ensure children are supervised at ALL times. Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST!

Viewing by appointment, please call 01206 216555 or email fisheries@fennwright.co.uk

Fenn Wright endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.
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