Hotel/guest house for sale in Kirkley Cliff Road, Kirkley, Lowestoft, Suffolk NR33

£1,250,000 (£101.42/sq. ft)
Interested in this property? Call +44 1502 392063 * or Request Details

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Hotel/guest house for sale 12,325 sq. ft*
Tenure: Not available Council tax band: Not available

Property description

The property is located in the thriving tourist area of Kirkley, Suffolk. Kirkley is a district within the town of Lowestoft in the East Suffolk district of the English county of Suffolk. It is located south of the centre of Lowestoft and the town's harbour and Lake Lothing. Kirkley was originally an independent village but is now part of the urban conurbation of Lowestoft.

In 2019 Kirkley hosted the ‘sunrise first light festival’ on the beach. Kirkley was part of the Waveney Sunrise Scheme and has received significant regeneration finance from the EU.

* Purchase price is subject to VAT (20%)*

A fantastic opportunity has arisen to purchase a stunning, spacious and successful boutique hotel in Kirkley, Lowestoft.

With beautiful sea views and just a stone’s throw from Kirkley's Claremont Pier, this property is in a prime location to attract all of the local tourism the area benefits from, as well as regular stays from temporary workers, contractors and locals looking for a nice break by the beach.

The property boasts 16 beautifully decorated, unique and spacious double bedrooms, each with high spec en-suites, set across the first, second, third and fourth floors.

On the ground floor is a fully licensed, modern looking bar and seating area, restaurant/breakfast space with high quality furnishings and large bay windows looking out to sea. There is also a large kitchen area, office, lift access to each floor and a large function room to the rear of the property with capacity for up to 80 people.

The basement is home to the owners accommodation which includes 2 double bedrooms, an open plan kitchen/living room area, bathroom and easy access to the ground floor reception area.

The current owner is looking to focus on other business interests, so this presents a fantastic opportunity for someone new to take on one of the most iconic, well-located and high spec hotels in the area and continue the success they have experienced over the last few years.

The Clyffe Hotel is highly recognisable, very popular with the locals and has been a staple on the sea front in Kirkley for years, however the property has had a variety of different uses over the years since its construction.

The property was built in 1876 and was originally used as a family home, before being turned into apartments just after the turn of the 20th century. Since then, the property has been a ymca holiday centre, a home for the elderly and then back to self-contained flats.
There were visions of turning the property into a boutique hotel from the early 2000s, however it took until early 2014 for the right owners to come along and put in the care, attention and renovations required to make the vision a reality.

Fast forward to 2022 and it’s really living up to its full potential, with 16 individually decorated boutique bedrooms, large, high spec en-suites, modern fixtures and fittings, a stylish bar and restaurant area with a spacious private function room. There is also a fully equipped kitchen able to cater for parties of all sizes, office space and a large, self-contained flat in the basement which is currently occupied by the hotel’s manager and his family.

In terms of employees, the hotel currently has 1 full time and 2 part time employees on the payroll, however this can often increase during busy periods. If you were to operate the bar, restaurant and function room to its full potential, this could increase significantly with the extra demand.

Of the 16 rooms to choose from, there are 8 which have a fantastic view of the sea and Kirkley’s Blue Flag Beach. Of the 8,2 have the original, beautifully presented sash windows which immediately transport you back to the 19th century when the property was built.

No expense has been spared with the renovations and furnishing of the hotel, so there is nothing but quality throughout. Each room boasts solid wood furniture, flat screen smart TVs, internet wall points & wi-fi, tea and coffee stations, small fridges and a beautiful en-suite with all the essentials guests will need for their stay.

There is a fully licensed bar on the ground floor with large bay windows looking out onto the beach, which offers refreshments to customers up to 11:30pm during the week and 1pm on Friday and Saturday.

The function room has huge potential and comes equipped with pa system, a separate bar area, multiple tables and chairs, a dance floor and has the capacity to offer functions for up to 80 people. There is also separate rear access to the function room, so these events could be held without needing to impose or overlap into the hotels day to day operations.

The owners accommodation is located in the basement of the hotel, which has the same footprint as the ground floor of the hotel.

There is a large, open plan kitchen/diner, 2 spacious bedrooms, separate bathroom and shower room and lots of storage space.

There is quick and easy access up to the ground floor which is beneficial for the owner/manager, as well as access to lift equipment, utility rooms, water tanks and drinks cellars if and when in use.

Despite being at basement level, there is an abundance of natural light which beams through the windows, adding to the spacious feel of the apartment.

Although this would suit a manager or owner living on their own, there is more than enough space for a family to make use of whilst running the business.


Following the fantastic work the current owners have done since they acquired the property over 8 years ago, there is huge potential for someone to take this property on and grow it into an even more successful business.

With the beautiful sea views, easy access to local amenities and the laid back coastal way of life, we certainly can’t think of many better locations to grow and nurture your own hospitality business.

Although the world is slowly getting back to normality following the pandemic, “staycations” are definitely here for the long term as people have been able to appreciate the beauty on their doorsteps. This is the perfect investment to take advantage of that, whilst also being able to enjoy some of it yourself!

Full accounts information, occupancy rates, floorplans, safety certificates and other information is available upon signing an nda.

Leasehold: £200,000 + VAT (£240,000 inc VAT).
20 year lease.
£50,000 + VAT (£60,000 inc VAT) per annum rent.

£6050.37 business rates per annum*
£24,250 rateable value*

*The above figures are for the period 01/04/21 to 31/03/22. They are subject to 50% non-domestic debit and 50% discount for retail, hospitality and leisure.

For guidance on this matter, we would encourage interested parties to consult with East Suffolk Council.

VAT is payable on this purchase (20%).

Parking notes
On road parking and private, off road parking to the rear.

Property info

* Sizes listed are approximate. Please contact the agent to confirm actual size.

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For more information about this property, please contact
Paul Hubbard Commercial Ltd, NR33 on +44 1502 392063 * (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 Paul Hubbard Commercial Ltd, and do not constitute property particulars. Please contact Paul Hubbard Commercial Ltd 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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