Grade II listed fish & chip shop with family home, Woodbridge

Key features

• Freehold Grade II listed property with family home
• Same ownership for 20 years, genuine retirement sale
• Trades only 5 days a week, closes by 8.30pm
• No home deliveries — clear scope to introduce them
• Adjacent dormant pizza shop plus further convertible space

About this business

A substantial Grade II listed freehold fish & chip business in a prominent Woodbridge village position, held in the same family ownership for twenty years and now offered with retirement in mind. The shop trades just five days a week and closes by 8.30pm with no home deliveries — yet still produces a regular high turnover (full figures available from Rosens). Alongside the main shop sits a currently dormant pizza unit, a further convertible space, and an outstanding self-contained three- to four-bedroom family home full of period charm.

Trading figures

The shop produces a regular high turnover (full details available from Rosens) on just five trading days a week, with the last service finishing by 8.30pm and no home deliveries running. The headline opportunity is one of expansion rather than recovery: the adjacent pizza shop is not currently trading and could be reinstated or repurposed for another cuisine, and a further area presently used as a sitting room could be converted to an additional offering such as Chinese. Extending the opening pattern and introducing a home delivery service would represent a substantial uplift on what the business already turns over part-time.

Trading hours

Closed Sunday and Monday. Tuesday to Saturday: 12.00 noon – 2.00pm and 5.00pm – 8.30pm.

Business premises

A deceptively wide Grade II listed freehold property arranged across several distinct trading areas. The central fish & chip shop has tiled flooring, a beamed ceiling and a tiled wall behind a four-pan Ellidge & Fairley counter range. An adjoining area houses additional equipment and leads through to a well-fitted kitchen with overhead extractor, tiled walls and non-slip flooring. The pizza shop — currently dormant but ready to be reinstated or switched to another cuisine — has panelled walls, a tiled floor and a service counter opening into a fully tiled preparation room. A further area is presently used as a sitting room and could be converted to host an additional cuisine such as Chinese, and there is a cellar used for storage. To the rear is a courtyard leading to a fully detached outbuilding used for storage, a garage, and a private forecourt with double-gate access for parking.

Trade equipment

The headline item is a four-pan Ellidge & Fairley counter range, supported by well-maintained ancillary kit throughout the building. Also included: a 56lb peeler, chipper, four chest freezers, cash register, three microwave ovens, two fridges, oil filter, two under-counter fridges, stainless-steel fish keeper, dishwasher, pizza oven, salad bar, griddle, CCTV system and the usual trade items. (Items have not been formally tested — buyers should commission an independent inspection.)

Accommodation

An outstanding self-contained family home in excellent order, part double-glazed, centrally heated and carpeted throughout, full of charm, character and period features. The layout offers three double bedrooms with potential for a fourth on the upper floor, a spacious lounge, a fully fitted kitchen and a bathroom with shower. Outside there is a large lawned garden and plenty of private parking space, with scope for further development subject to planning permission.

Trading position

Set in a lovely East Suffolk village not far from an attractive market town that has recently been voted one of the best places to live in England. The property occupies a very prominent position fronting a through route, serving both the local community and the wealthy surrounding district — a catchment that supports year-round trading rather than a seasonal pattern.

Special remarks

A genuinely unusual freehold concern combining a long-established and well-regarded fish & chip business, two further trading spaces with clear repurposing potential, and an immaculate period family home — all under one Grade II listed roof. The current owners purchased the business twenty years ago and are now selling due to pending retirement, having deliberately run the shop on a restricted five-day pattern with no deliveries. For the right buyer, the upside is unusually clear: extend the trading hours, reinstate the pizza offering, add deliveries, and the business has obvious headroom on what is already a strong turnover. Inspection will confirm both the quality of the property and the genuine scope to grow the takings further.