Land for sale in Bury St Edmunds, Suffolk IP28

Land for sale
Interested in this property? Call +44 1603 963504 * or Request Details

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Property description

  • Glamping Business with 7 Units

  • Multi-award Winning

  • Halfling-inspired Subterranean Unit

  • Site of Approximately 1 ¼ Acres

  • Beautiful Countryside Setting

  • Turnover in Excess of £150,000

  • Profit for 2020 c. £100k

  • High Occupancy Levels

  • Planning Sought for Owners Unit

  • Confidential Sale


Established, multi-award winning holiday accommodation business in rural Suffolk situated on the edge of the idyllic village of West Stow, close to the Anglo Saxon village, the Culford estate and Lackford Lakes, one of Suffolk's most beautiful wildlife spots.

The location

West Stow Pods is situated on the edge of West Stow, which is located approximately 5 miles to the north west of the thriving medieval market town of Bury St Edmunds. West Stow is a small village on the edge of The King's Forest, part of Thetford Forest, providing superb walking and horse riding. The village is close to Culford with its well known school, the West Stow Anglo Saxon village, an open air archaeological museum and Lackford Lakes, one of Suffolk's most beautiful wildlife spots.

Bury St Edmunds (5 miles) offers an excellent range of amenities with schooling in the public and private sectors, extensive shopping facilities and a good range of leisure facilities including health clubs, swimming pools and golf clubs.

Suffolk is a popular tourist and short break destination offering a wide range of places to visit including county houses, gardens, craft shops, historic buildings, museums and wildlife, together with many historical towns and cities. The Suffolk Coast is a 50-mile stretch of heritage coastline and Area of Outstanding Natural Beauty, which is a wildlife lover's paradise and a photographer's dream. Newmarket, the centre of the flat racing industry with its two courses is within 15 miles. Cambridge lies a short distance beyond.

Communications are excellent - the site is approximately 2 miles from the main A14 East to West trunk road, providing road links to Newmarket, Cambridge, Ipswich and to Felixstowe on the Suffolk Coast. There is good access to the A11 (M11) for Stansted Airport and London. Local railway services from Bury St Edmunds, Elmswell and Stowmarket offer a link to mainline services to London's Liverpool Street or King's Cross.

The business

West Stow Pods began trading in 2013, quickly expanding to 4 MegaPods, 1 Woodland Lodge and 1 Reception Lodge.

The business rapidly established itself as profitable with a high level of occupancy and a high proportion of repeat business.

Pod Hollow (Hobbit Hole) was completed in June 2018 and, in order to meet client demand, the reception lodge was converted into guest accommodation in 2019.

Considerable capital investment has been made by the current owners into the business including an excellent website using the CampManager online booking system.

The lodges and pods are marketed directly by the vendors mainly using their website together with regional advertising.

Trading in the last 12 months to February 2020 shows a turnover in excess of £150,000 with an adjusted net profit of c. £100k.

West stow pods -

West Stow Pods was awarded Certificates of Excellence by TripAdvisor in 2016,2017,2018,2019 and 2020 and was voted Best Regional Glamping Site at the 2019 Camping and Glamping Awards.

The Guardian newspaper listed West Stow Pods as one of the top 10 glamping sites in the UK and there are hundreds of excellent guest reviews on Google and TripAdvisor (5-star overall rating) with many of the clientele travelling from all over the world.

The business offers a superb all year round glamping retreat, nestled in an idyllic woodland setting and consists presently of:

Pod Hollow: A stunning two-bedroom 'Hobbit Hole' dwelling with sitting room, fully-fitted kitchen and shower room. Sleeps 4.

Prices from £175 per night for 2 adults with 95% occupancy.

Woodland Lodge: A two-bedroom lodge with living/dining room, kitchenette, wet-room and covered porch. Sleeps 4.

Prices from £85 per night for 2 adults.

Cedar Lodge: A woodland cabin with kitchenette, wet-room and covered porch. Sleeps 2.

Prices from £65 per night for 2 adults.

4 x MegaPods: Each of identical design with double-bed open plan to living/dining/kitchenette, wet-room and covered porch. Each MegaPod sleeps 4.

Prices from £65 per night for 2 adults.

Further information

reference number



Stand-alone site with own utilities to include septic tank, water and electric supply.


The Freehold sale of the West Stow Pods site is on a goodwill and asset basis and all fixtures and fittings therein.

Rates payable

The property is in an area administered by West Suffolk Council and we are advised that the current rateable value is £13,000 (Business and Premises).

This information has been provided to us by the vendor and any interested party is advised to enquire of the local authority to check the position with regards to business rates that will apply to a new owner.


Due to the nature and size of the units it is understood that no EPC is required.


Offers in the Region of £1,150,000.

For the benefit of the goodwill, fixtures, fittings & equipment. Any stock payable in addition on completion at valuation. This is a business for sale as a going concern.


Strictly by appointment only, please call our Norwich Office on to make an appointment.


Finance may be available to suitable purchasers.

Business to sell?

Let us know as soon as possible! Just ask for a free no obligation valuation and one of our valuers will carry out a detailed marketing appraisal of your business at a time of your choice.

Premier marketing

We take care to present our businesses to a standard like no other. Offering quality property particulars as well as detailed information on all of the online portals and our own website, make your business stand out from the crowd - call us today!


Do you feel you are receiving the level of service promised by your agents? If not, we would be happy to carry out a free no obligation marketing appraisal of your business.

1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

Arrange Viewing

For more information about this property, please contact
Everett Masson & Furby, NR1 on +44 1603 963504 * (local rate)

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Property descriptions and related information displayed on this page, with the exclusion of Running Costs data, are marketing materials provided by Everett Masson & Furby, and do not constitute property particulars. Please contact Everett Masson & Furby for full details and further information. The Running Costs data displayed on this page are provided by PrimeLocation to give an indication of potential running costs based on various data sources. PrimeLocation does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions, related information or Running Costs data provided here.

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