Summary - Frog Hall, Northfield Lane, Nassington PE8 6QJ
5 bed 1 bath House
Historic country estate with holiday‑let business and development potential (STPP)..
Grade II listed country house with five double bedrooms
Frog Hall is a substantial Grade II listed country house set within about 4.37 acres, offered with an established holiday‑let business (nine cottages and an Eco Lodge) and a range of outbuildings. The main house provides generous period living space across three storeys, five double bedrooms, two living rooms with inglenook fireplaces, a large kitchen, dining room, wine store and an attached one‑bedroom annexe. The estate benefits from extensive renewable technology: solar panels, a 200kW biomass boiler (generating c. £17,000pa subsidy), air‑source heat pumps and underfloor heating in the Eco Lodge, plus an EV charging point and fast gigabit broadband. Large paddocks, stabling, a steel portal‑frame barn and a pool house broaden occupation and income uses.
This is a clear opportunity for an investor or operator seeking a turnkey holiday accommodation business with scope to expand. Lily Pad cottages trade year‑round and the sale includes the trading website and furnishings; management accounts and booking records are available to bona fide purchasers. There is also potential for redevelopment of the barn, stables and builder’s yard, subject to planning permission (STPP), which could increase value for the right buyer.
Important constraints and costs are factual and material. Frog Hall’s Grade II listing will restrict alterations and may increase repair and consent costs. Existing planning consents limit the Lily Pad cottages and Eco Lodge to tourist accommodation; alternative uses will require fresh consents. The builder’s yard is sold subject to a 30% development overage (30 years) triggered on development other than agricultural use. Parts of the estate are served by a large Klargester septic tank rather than mains drainage. Frog Hall’s EPC is E (40), indicating potential energy‑efficiency work is required for the main house.
For buyers seeking a lifestyle purchase the property combines character accommodation, sizeable gardens and rural tranquillity close to Oundle, Stamford and Peterborough. For investors the mixed income streams, renewables income and clear development prospects (STPP) offer diversified upside, balanced by listed‑building responsibilities and planning constraints.
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