Guide Price £1,950,000

Caistor Lakes Leisure Park & Restaurant, Brigg Road, Caistor, Lincolnshire

  • Area

    area
    Sq Ft

General information

Caistor Lakes comprises of an award winning Leisure Park created in 2014 including a high quality 108 cover restaurant, 3 well-stocked fishing pools, 6 luxury lodges, 28 touring van pitches and a maintenance building. The business is currently turning over in the region of £1.1 million.

Location
The property is situated approximately 1 mile north of the town of Caistor on the western side of Brigg Road (A1084). Caistor is an attractive market town situated on the north west edge of the Lincolnshire Wolds area of outstanding natural beauty and on the Viking Way.

The Property
Extending to approximately 5.7 acres (2.3 ha). The restaurant is the focal point of the property with the holiday lodges having bankside positions. The touring van site has been developed to a very high standard and the holiday lodges and touring van site have the benefit of good security arrangements.

The Restaurant
Of brick construction under a tile roof providing 108 covers in a bright and spacious environment with external patio area and large glazed sections providing excellent views over the fishing lake. The restaurant has the benefit of high quality kitchens, customer toilets and storage facilities.

Lodges
There are 6 luxury lodges:
Swan Kingfisher
Mallard Teal
Grebe Private

Each lodge is fitted to a very high standard with air conditioning, Jacuzzi hot tub, fully fitted kitchens, two bedrooms with king size beds, power shower and expansive decking area abutting the fishing pools.

The Private Lodge is situated at the top end of the site overlooking the whole property. Planning permission is in place to build an additional 10 lodges on the site.

Touring Van Pitches
28 pitches are positioned on modern concrete hard-standings with grassed awning areas. The pitches have the benefit of electric hook-up point on meter card basis together with six freshwater points and two flushing chemical waste disposal points. There are separate 5 star male/female/disabled shower and toilet facilities. The pitches occupy the centre area of the site enabling easy access to the fishing pools, restaurant/bar, toilet and shower facilities.

The Fishery
The property has the benefit of 3 very well-stocked fishing pools.

Arthurs Pool
Extending to approximately 0.7 acres (0.28 ha) with 8 double pegs. Well stocked with a large number of specimen carp. Full stocking information available on the Caistor lakes website.

Heron Pool
Extending to 0.45 acres (0.17 ha). Stocked with mixed coarse fish species including 100 carp ranging from 10lbs-29lbs, ide, bream, tench, barbel, ghost carp, perch, crucian carp, chub, roach and gudgeon. This is an ideal pool for parents wanting to take their children family fishing.

Foundry Pool
Extending to 0.4 acres (0.16 ha) with 24 pegs. Stocked with ide, bream, tench, perch, carp, roach, barbel, crucian carp and chub. This pool has been designed for match fishing and all pegs are disabled angler friendly. All the fishing pegs have 240v electric power, low lighting, LED lighting and built-in WIFI.

Maintenance Building/Garages
A modern portal steel frame general purpose building with adjacent triple bay garage.

Reception/Office
A single storey purpose built building situated adjacent to the restaurant and car park.

The Business
The business for the year ending 31st March 2019 turned over £1,079,564 with an adjusted net profit calculated before depreciation, interest payments and Directors remuneration total £385,844.

The business continues to go from strength to strength with a turnover in profitability increasing year on year. The breakdown of income is as follows:
Restaurant 80%
Lodges 6%
Touring vans 8%
Fishing 6%

The lodges are currently operating at 85% occupancy with business being turned away. With the benefit of planning permission for an additional 10 lodges, this part of the business could be developed further. Lodges are let for a full week from £499 and £999 with an option for 3 day and 4 day lets from £299 to £599. Touring vans are charged at £22 a night and fishing at £40 per day.

The resident's restaurant is a business operation in its own right with over half the trade generated from non-park customers and less than half generated from the customers using the lodges, touring van pitches and fishing lakes. The restaurant opens 7 days a week serving breakfast, lunch and dinner focussing on simple menus using local fresh produce.

The business is presently operated on a part-time basis with the owner spending 3 days supervising an experienced management team. With some additional management support it could operate fully under management or it could equally be a more hands on operation, therefore reducing wage costs if required.

Services
The property has the benefit of mains water, mains electricity and LPG gas. Drainage is via a septic tank and Klargester treatment plant. CCTV with fobbed gated access and comprehensive WIFI.

Business Rates
Restaurant/office/lodges - rateable value £22,500
Energy Performance Certificates
Restaurant - B
Office Building - C

Planning
Caistor Lakes Leisure Park & Restaurant has the benefit of a number of planning permissions.

Website
caistorlakes.co.uk/

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 within the pools. 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.

Equipment
The property and business includes all maintenance equipment and service vehicles.

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 these 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.

Measurements
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
West Lindsey District Council
Guildhall
Marshall's Yard
Lincolnshire
DN21 2NA
Tel: 01427 676676 

Photographs taken: 2019
Particulars prepared: December 2019

Property summary

Caistor Lakes comprises of an award winning Leisure Park created in 2014 including a high quality 108 cover restaurant, 3 well-stocked fishing pools, 6 luxury lodges, 28 touring van pitches and a maintenance building. The business is currently turning over in the region of £1.1 million.

Location
The property is situated approximately 1 mile north of the town of Caistor on the western side of Brigg Road (A1084). Caistor is an attractive market town situated on the north west edge of the Lincolnshire Wolds area of outstanding natural beauty and on the Viking Way.

The Property
Extending to approximately 5.7 acres (2.3 ha). The restaurant is the focal point of the property with the holiday lodges having bankside positions. The touring van site has been developed to a very high standard and the holiday lodges and touring van site have the benefit of good security arrangements.

The Restaurant
Of brick construction under a tile roof providing 108 covers in a bright and spacious environment with external patio area and large glazed sections providing excellent views over the fishing lake. The restaurant has the benefit of high quality kitchens, customer toilets and storage facilities.

Lodges
There are 6 luxury lodges:
Swan Kingfisher
Mallard Teal
Grebe Private

Each lodge is fitted to a very high standard with air conditioning, Jacuzzi hot tub, fully fitted kitchens, two bedrooms with king size beds, power shower and expansive decking area abutting the fishing pools.

The Private Lodge is situated at the top end of the site overlooking the whole property. Planning permission is in place to build an additional 10 lodges on the site.

Touring Van Pitches
28 pitches are positioned on modern concrete hard-standings with grassed awning areas. The pitches have the benefit of electric hook-up point on meter card basis together with six freshwater points and two flushing chemical waste disposal points. There are separate 5 star male/female/disabled shower and toilet facilities. The pitches occupy the centre area of the site enabling easy access to the fishing pools, restaurant/bar, toilet and shower facilities.

The Fishery
The property has the benefit of 3 very well-stocked fishing pools.

Arthurs Pool
Extending to approximately 0.7 acres (0.28 ha) with 8 double pegs. Well stocked with a large number of specimen carp. Full stocking information available on the Caistor lakes website.

Heron Pool
Extending to 0.45 acres (0.17 ha). Stocked with mixed coarse fish species including 100 carp ranging from 10lbs-29lbs, ide, bream, tench, barbel, ghost carp, perch, crucian carp, chub, roach and gudgeon. This is an ideal pool for parents wanting to take their children family fishing.

Foundry Pool
Extending to 0.4 acres (0.16 ha) with 24 pegs. Stocked with ide, bream, tench, perch, carp, roach, barbel, crucian carp and chub. This pool has been designed for match fishing and all pegs are disabled angler friendly. All the fishing pegs have 240v electric power, low lighting, LED lighting and built-in WIFI.

Maintenance Building/Garages
A modern portal steel frame general purpose building with adjacent triple bay garage.

Reception/Office
A single storey purpose built building situated adjacent to the restaurant and car park.

The Business
The business for the year ending 31st March 2019 turned over £1,079,564 with an adjusted net profit calculated before depreciation, interest payments and Directors remuneration total £385,844.

The business continues to go from strength to strength with a turnover in profitability increasing year on year. The breakdown of income is as follows:
Restaurant 80%
Lodges 6%
Touring vans 8%
Fishing 6%

The lodges are currently operating at 85% occupancy with business being turned away. With the benefit of planning permission for an additional 10 lodges, this part of the business could be developed further. Lodges are let for a full week from £499 and £999 with an option for 3 day and 4 day lets from £299 to £599. Touring vans are charged at £22 a night and fishing at £40 per day.

The resident's restaurant is a business operation in its own right with over half the trade generated from non-park customers and less than half generated from the customers using the lodges, touring van pitches and fishing lakes. The restaurant opens 7 days a week serving breakfast, lunch and dinner focussing on simple menus using local fresh produce.

The business is presently operated on a part-time basis with the owner spending 3 days supervising an experienced management team. With some additional management support it could operate fully under management or it could equally be a more hands on operation, therefore reducing wage costs if required.

Services
The property has the benefit of mains water, mains electricity and LPG gas. Drainage is via a septic tank and Klargester treatment plant. CCTV with fobbed gated access and comprehensive WIFI.

Business Rates
Restaurant/office/lodges - rateable value £22,500
Energy Performance Certificates
Restaurant - B
Office Building - C

Planning
Caistor Lakes Leisure Park & Restaurant has the benefit of a number of planning permissions.

Website
caistorlakes.co.uk/

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 within the pools. 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.

Equipment
The property and business includes all maintenance equipment and service vehicles.

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 these 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.

Measurements
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
West Lindsey District Council
Guildhall
Marshall's Yard
Lincolnshire
DN21 2NA
Tel: 01427 676676 

Photographs taken: 2019
Particulars prepared: December 2019

Features

  • 5 Star Platinum Award Winning Leisure Park
  • Net profit over £384,844 in 2018/2019
  • 6 Luxury air-conditioned two bed lodges
  • 28 touring van pitches
  • 108 cover restaurant
  • 3 well-stocked fishing pools

Map

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