Head Fen Drove, Little Downham CB6

Head Fen Drove, Little Downham CB6

14 Bedroom | Freehold | Holiday Complex

Guide price £1,500,000
Manea 3.1 miles
Littleport 3.5 miles
Townsend 2.7 miles

An opportunity to purchase a luxury retreat complex comprising guest accommodation in eight lodges with private hot tubs, plus Egret House. Four well-stocked fishing lakes plus a stock lake. Set in 15.59 acres.

The site area totals 15.59 acres, including a large car park, landscaped green space, four well-stocked fishing lakes and a stock lake. Guest accommodation is provided via eight lodges, plus Egret House. The capacity of the nine accommodation units ranges from two to six people. All accommodation is equipped with private hot tubs. There are also shower blocks and separate w/c’s on-site, with a reception building that could also support either a restaurant or shop to serve the site (subject to planning permission).

The Head Fen Country Retreat complex totals an area of 15.59 acres and is comprised of the following elements:

Cathedral View Lodges (x4): 63.31 sqm timber lodges sleeping up to six people, each with an extensive terrace, hot tub and a single sauna.

Egret Lodges (x2): 36.57 sqm timber lodges sleeping up to four people, each with a terrace and hot tub.

Egret House: 125.20 sqm luxury cottage with an extensive terrace, hot tub, spacious living and dining room, sleeping up to six people.

Mini Lodges (x2): 14.33 sqm open-plan glamping pods sleeping up to two people, each with a hot tub.

Additional Facilities: 38.71 sqm reception building, a shower block and two w/c’s.

Note: the two shepherd huts located at the property are to be excluded from the sale, and will be removed from the site prior to the sale completion.

The above area measurements of the lodges have been provided on a Gross Internal Area basis.

Head Fen Country Retreat generated a gross turnover of £342,000 for the year ending 31 December 2021, with a gross profit of £136,000.

More specific details of the company accounts can be made available to parties who have viewed the property.

Note: a small proportion of this income is derived from a caravan business which is operated by the Vendor on adjacent land. By way of separate negotiation and subject to agreement, there is the potential for the Purchaser to lease the caravan site from the Vendor.

Due to the attractiveness of the site and its rural location, booking rates are high for the business, with all accommodation frequently fully booked. The weekly booking price per cabin is approximately £2,000.

The Head Fen Country Retreat business model relies primarily on income derived from the holiday accommodation, with a secondary revenue stream provided by the established fishing lakes. The lakes are abundant with mature fish, including Carp, Perch, Trout, Bream, Chub, Ide, Tench and Barbel. The property offers great flexibility for keen anglers, with a range of options available, including yearly membership, residents’ tickets or day tickets.

Head Fen Country Retreat is situated in a tranquil part of rural Cambridgeshire, making it an ideal destination for getaways all year round.

The famous Welney Wetland Centre is only 6 miles to the north-east and attracts an array of wildlife, enhancing the local scenery.

The quiet road and footpath network surrounding Head Fen Retreat makes it the perfect location for cycling and walking.

The Fenlands provide a wide range of attractions. Ely, famous for its Cathedral, is 5.4 miles south of the property. Ely is also home to the former residence of Oliver Cromwell, as well as many museums, pubs and restaurants. The market towns of Whittlesey, Downham Market and March, are rich in history and hotspots for fresh local produce.

During the summer months, a trip to the picturesque Norfolk coast is only a 50-minute drive.

The freehold of the site is offered for sale by private treaty with the vacant freehold available upon completion. The property and trading business is to be sold as a going concern, inclusive of the company’s trading website and furnishings of the buildings.

The Vendor has commenced planning work to remove the holiday accommodation use restriction on Egret House.

Previous planning application reference numbers include: 01/00467/FUL, 06/00371/FUL, 13/00457/FUL, 16/00892/FUL, 18/01040/FUM, 18/01040/DISA, 19/00538/FUL and 19/01546/FUL.

The property benefits from two secure gated access points directly off the adopted highways, Seventh Drove and Head Fen Drove.

The site benefits from both a mains water and electricity supply. Drainage to the lodges is provided via Sewage Treatment Plants, whilst Egret House has a septic tank installed. Hot water and heating is delivered to the lodges via immersion heaters and electric radiators, whilst the central heating in Egret House is powered by LPG, and hot water generated by electricity.

The site is to be sold with vacant possession.

East Cambridgeshire District Council
The Grange Car Park
Nutholt Lane
01353 665555

All viewings are carried out at the sole risk of the viewer and neither the letting agent nor the Vendor takes responsibility.

Viewings of the property are strictly by appointment only, and to be accompanied by either the selling agent or the Vendor.

From Cambridge: Head north on the A10 for 13.9 miles. Take the exit onto Downham Road/B1411. Just before St Leonard’s Church in Little Downham, turn right onto Lawn Lane, following the road to join California Road. Continue straight and take the exit onto Main Drove. Continue along Main Drove until you reach Head Fen Country Retreat.

/// plank.brilliant.squeaks

Jamie Elbourn
Jasmine Holland

The next steps...

Before making an offer on a property you will want to consider your financial situation, your income and outgoings.

Will you finance the purchase of your next property from the sale of an existing property which can put you in a chain, arrange a mortgage through your bank or buy the property outright.
To help you finance your next property purchase, we have a long established relationship with an independent mortgage broker who can discuss your situation with you.

Remember that having a 'mortgage decision in principle' can make you a more attractive buyer when you make an offer on a property. Contact our mortgage advisers for free, no obligation and impartial advice.
Some advantages of a broker are:

  • They do all the legwork for you, working on your behalf with the lender
  • They compare wholesale mortgage rates from a large number of banks and lenders all at once
  • Wholesale interest rates can be lower than retail (bank branch) interest rates
  • You get more loan options because they work with numerous banks and lenders
  • Brokers can finance tricky deals because of their knowledge and various lending partners
  • Are typically easier to get in contact with, less bureaucratic.

However with your bank maybe able to:

  • Build off existing relationship (discounts if you have a checking/saving account)
  • You may already know the banker who will handle your mortgage
  • Perhaps more trustworthy, more accountable than a smaller shop
  • Lower interest rates in some cases
  • Ability to add mortgage to existing banking profile and make automatic payments from linked account.

When it comes to making an offer on a property a bit of negotiation is to be expected, however don't offer so little that you end up in a lengthy negotiation process, as you might lose the property altogether if someone else makes a higher bid.

If other offers have been made on a property we aren't legally able to tell you what they are, but we may indicate if they were close to the asking price.

We want to make the offer process as simple as possible and by registering with an account with Carter Jonas today, you can make offers on any of our properties online and at your convenience. Just register with us online and click the 'make an offer' button on any of our properties.


If you have a property to sell, why not see how we can help you. Did you know we can offer all our residential clients a login that will allow them to track their property sale online.

Our offices are also open longer during the week and weekends and we can take calls from potential buyers 24 hours a day 365 days a year.

We can even take the stress out of managing your rental, our award winning lettings team offer a service that can be tailored to your needs.

Combined with over 150 years of experience and one of the highest customer satisfaction scores in the industry, Carter Jonas is the perfect property partner.

Why not book a free, no obligation valuation of your property and find out how
Carter Jonas can help you make your next move.

Whether you are looking for office or house, a farm or estate the UK property market is notoriously fast moving.

So if you want to be at the front of the property queue, ensure you are signed up to receive daily property alerts and gain instant access to your saved properties and frequent searches.

Also by registering with us online you will receive select research and relevant publications before anybody else and gain access to helpful guides, which will aid you with your property purchase.

Don't forget to use our innovative and unique property wizard to help you find properties you would may not have initially considered, and remember that by registering an account you can make an offer online on your dream home 24/7.

  • Receive email alerts
  • Fast access to your recent searches
  • Publication before anyone else
  • Helpful guides to aid you in your property search
  • Make offers on property online.

Viewing a house or flat can be an exciting time, but remember to register with you local office of Carter Jonas first.

This could give you access to confidential sales (properties we are requested not to advertise) which you will never see online.

It's also worth registering with us online, here you can setup email alerts which will be sent daily, updating you on the latest properties that match your requirements.
When you see a property you are interested in on our website, call us 24/7 to arrange a viewing. Or if you prefer, get in touch via our website and we will call you back to find a time to view the property that suits you.

Key property details
Additional attributes
Holiday Complex
Total sq ft
679,100.4 (63,090.6 Sq M) approx.
Carter Jonas reference

Suggested properties

Here are a few properties you might like, but within 2 extra miles of your current search

Offers in excess of £1,000,000
4 bedroom house
Asking price £975,000
4 bedroom house
Guide price £450,000
3 bedroom house
Guide price £1,350,000
6 bedroom house
Guide price £1,000,000
4 bedroom house
Guide price £795,000
4 bedroom house
Asking price £385,000
2 bedroom house
Guide price £495,000
2 bedroom house
Asking price £995,000
5 bedroom house
Asking price £985,000
5 bedroom house
Guide price £685,000
4 bedroom house
Guide price £725,000
4 bedroom house
Thinking of selling?

Find out what your property is worth