Holt Road, North Elmham, Dereham Guide price £600,000

• Unique mixed-use freehold site in the heart of desirable North Elmham, featuring a thriving tea room, post office, and three holiday lets
• Currently generating a 20 % yield with clear scope to increase income through extended hours, events, and food offering
• Live/work opportunity with beautifully presented two-bedroom apartment ideal for owner-occupation or continued letting
• Highly regarded tea room with seating for 30+, strong local following, and TripAdvisor Certificate of Excellence
• Three established holiday lets – including a charming one-bedroom cottage and a characterful studio barn
• Private off-road customer car park and prime village location just 10 mins from Dereham and 30 mins from Norwich and the coast

abbotFox Bespoke presents a rare opportunity to acquire a unique commercial site in the heart of North Elmham a thriving, well-served and highly desirable Norfolk village. This mixed-use freehold includes a much-loved tea room and post office alongside three attractive holiday lets with a private car park for customers and guests.

Currently producing a healthy 20% yield, the property offers clear potential for growth through extended trading hours, event hosting, and an enhanced food offering, such as a Sunday lunch service.

The site also offers live/work flexibility, with the option for an owner to reside within the spacious two-bedroom apartment, while continuing to operate the business and holiday lets.

North Elmham Tea Post
A cherished local meeting place and part of the village’s daily rhythm, the North Elmham Tea Post exudes rustic charm and community warmth. With seating for over 30 customers, it offers a welcoming environment for friends, families, school parents and walkers alike. The adjoining post office counter adds both convenience and footfall, while the generous commercial kitchen space and customer WC ensure it is practical and fit for purpose. A private off-road car park provides ample parking for customers and guests.

The tea room has built a strong reputation for quality and atmosphere recognised in The Norfolk Travel Guide and praised across local press and regional food blogs.

Its popularity is reflected in consistently strong online reviews, with a TripAdvisor Certificate of Excellence and repeat custom.

Further Potential
The existing business is well-established, but currently operates on limited hours leaving considerable scope for a new owner to enhance both income and visibility. Extended opening hours and the introduction of a Sunday lunch service alone would significantly increase revenue.

With the benefit of an alcohol licence already in place, there is a wealth of untapped opportunity to grow the offering beyond the daytime trade.

Creative ideas such as pop-up kitchen residencies, seasonal taster menus, and curated wine tasting evenings could transform the tea room into an atmospheric evening venue appealing to both locals and visitors looking for something unique.

A Friday night wood-fired pizza service, accompanied by locally sourced craft beers and Norfolk wines, would offer a relaxed and social dining experience, while guests wait or unwind in the village setting. The space is also well suited for event hire, private dining, and themed food nights all of which could significantly increase turnover and broaden the customer base.

With strong staycation demand and three holiday lets already in operation, there’s further potential to create stay-and-dine packages, making the most of this multi-faceted site and tapping into Norfolk’s growing food and hospitality market.

With the above implemented we feel there is potential to increase the current income by 100%. Details of this can be supplied upon request.

62 Holt Road
Situated at the rear of the tea room and accessed via a private entrance, 62 Holt Road is a beautifully presented two-bedroom apartment that offers a blend of character and comfort. Inside, exposed ceiling beams and a stained-glass window add heritage charm, while the spacious kitchen dining room is fitted with modern units and appliances.

A cosy sitting room with a corner wood-burning stove adds a sense of warmth, and a large hallway offers additional space, perfect for use as a study or reading area. The two double bedrooms are served by a neatly appointed bathroom. This apartment offers excellent flexibility ideal for continued use as a holiday let or as on-site accommodation for the future owner/operator.

Corner Cottage
Tucked away in a quiet corner of the site, Corner Cottage is a charming single-storey, one-bedroom property that has long been a favourite with visiting couples. The cottage features a generously sized kitchen dining room that leads through to a welcoming living room, where a brick-built fireplace and wood-burning stove create a cosy focal point.

The bedroom is an impressive space with a lantern-style roof that brings in natural light, and it is served by a stylish en-suite shower room. With its blend of character and comfort, this cottage consistently performs well as a high-occupancy short-stay holiday let.

Basil’s Barn
Compact yet full of character, Basil’s Barn is a cleverly designed studio-style holiday let. The open-plan layout incorporates a bedroom and living space in one, flowing through to a well-fitted kitchen that includes essential appliances.

A neatly appointed shower room completes the accommodation. Ideal for solo travellers or couples exploring the area, this unit remains consistently popular with guests seeking a simple, well-located base.

The Location
North Elmham is widely regarded as one of Norfolk’s most desirable villages a thriving, friendly community set amidst beautiful countryside. The village enjoys excellent local amenities including two traditional pubs, a village shop, a primary school, a sports field with tennis court, a doctor’s surgery and an active village hall.

Ideally located, North Elmham is just a 10-minute drive from the market town of Dereham, and around 30 minutes from the city of Norwich and the stunning North Norfolk coast, including the beaches and nature reserves at Wells-next-the-Sea, Holkham and Blakeney. With access to woodland walks, cycle routes, and heritage sites, it’s no surprise that the village appeals to both locals and visiting tourists year-round.

Agent’s Note
Detailed income and trading information available upon request. The main residence to the rear (62a Holt Road) is not included in the sale but may be available by separate negotiation.