Exning: Freehold for Sale – The Ex Rosery Country House Hotel

Please download property details: 231024 Rosery Hotel Exning

The Ex Rosery Country House Hotel, 15 Church Street, Exning, Newmarket CB8 7EH

  • Converted Victorian manor house
  • 16 bedrooms
  • Restaurant; function rooms
  • Large garden; ample parking
  • Easy access to A14/M11
  • 2 miles from Newmarket; 10 miles from Cambridge
  • Development/redevelopment potential (subject to planning)
  • No VAT on purchase price


The Rosery Country House Hotel is prominently located in Exning, west Suffolk.  It is two miles from Newmarket, the home of British Horse Racing, with two racecourses, a year round programme of racing and events, the National Stud and National Horseracing Museum.  The university city and bio-tech centre of Cambridge is ten miles away.  The key motorways – A14 and M11 – are within a short drive.


The property is a converted Victorian manor house which, together with a separate Coach House and Garden Room, has been enlarged and adapted to provide hotel accommodation.  Externally, there is a large patio, mature gardens and large car park.  The property is dilapidated and in need of attention/refurbishment. The buildings include:

 Main building

Basement – storage

Ground – reception; restaurant seating c 60 diners; meeting room; commercial kitchen; stores; WCs; bar; function room

First/Second – 5 double bedrooms, with ensuite; 2 family bedrooms (1 single, 1 double bed); 3 single bedrooms; laundry room

 Coach House

Ground – 1 apartment with living room, bedroom; 2 double bedrooms with ensuite

First – 1 double bedroom with ensuite; I twin bedroom with ensuite.

Garden Room

Ground Floor – 3 x double bedrooms with ensuite.


Accommodation extending to 835sq m/8,996 sf. NIA.  The site as a whole covers c 0.75 acres.


C1 classification for the main building. The Coach House has residential use.


We are advised the property has an EPC rating of C-59


 Offers are invited for the freehold at £1,050,000.  We are informed that VAT is not payable on the price.


According to the VOA website the current rateable value (from 1 April 2023) is £21,250.


Please contact Andrew or Dee:

andrew@noyes-noyes.co.uk, dee@noyes-noyes.co.uk

or call 01223 311800


Posted on

October 24, 2023