A UNIQUE OPPORTUNITY

Bailbrook House is a famous country house hotel and conference centre, which is located less than two miles from

the heart of Bath, England’s only World Heritage city. The property has most recently been used as a residential

conference facility and there are plans to transform it into a 139-bedroom upscale luxury hotel and spa. The

charming Grade II* Listed Bailbrook House will be retained at the centre of the proposed development.

Freehold — Offers in excess of £10,000,000

On the instructions of:

Contact:

Jeremy Jones or Sebastian Meredith, Christie + Co,

39 Victoria Street, London, SW1H 0Eu, Tel: 020 7227 0700 www.christiecorporate.com

THE CITy OF BaTHThe City of Bath is renowned the world over as a unique destination of architectural and

historical importance. Bath’s outstanding universal value was recognised by uNESCO’s World

Heritage Committee, who awarded the City World Heritage status in 1987. The Roman Baths,

classic Georgian architecture and Bath abbey, for which it is famous, mean that the City

benefits from extraordinary levels of leisure demand.

Considered to be one of the uK’s primary tourist destinations, Bath welcomes

approximately 3.8 million visitors per annum, more than a million of whom stay

in the City. New developments and attractions include the Thermae Bath Spa, where

guests can bathe in Britain’s only natural thermal spa, and SouthGate, a new £360 million

retail-led mixed-use development.

Recognised not only for its Roman Baths, rich history and outstanding architecture, Bath

is also considered one of the best shopping destinations in the South West. These combined

attractions help to ensure that Bath retains its established position as one of the uK’s most

popular weekend and leisure destinations.

Scarcity of opportunities and strict planning control has meant that new build hotel

development opportunities close to the heart of Bath are rare.

BaILBROOK HOuSE HISTORy Originally built in the early 19th Century for a wealthy lawyer, Dr Denham Skeet, Bailbrook

House was designed by the well known Bath architect John Eveleigh.

In 1974 the property was converted into an international training college for air traffic

controllers and was substantially extended at this time. In 2001 the property was acquired

by a leading private residential conference centre operator, who upgraded the standard of

accommodation. The property was acquired by its current owners — Hilwood Resorts & Hotels

— in 2007, who intended to create a 5-star luxury hotel, spa and conference venue.

Situated within approximately 20 acres of parkland, the site offers the best of country

life in a peaceful setting, whilst also being conveniently close to the centre of Bath.

BailBrook House Hotel is an 18tH Century mansion on tHe outskirts of england’s only World Heritage City.

BaTH – THE CITy IS a MaSTERpIECE OF GEORGIaN aRCHITECTuRE

BaILBROOK HOuSE – TODayBailbrook House is owned and operated by Hilwood Resorts & Hotels who have been

pursuing an ambitious development scheme since acquiring the business in 2007.

Their plans are well advanced with the local authorities and with English Heritage.

The business currently operates as a residential conference and training venue, with

additional revenue generated from the strong demand for hotel accommodation close

to the heart of Bath.

The classic Grade II* Listed House also attracts strong wedding reception demand

and is licensed for Civil Ceremonies.

The current configuration of the bedroom accommodation is as follows:

+ 78 en suite letting bedrooms, which were refurbished in 2001

+ predominantly large double and twin bedrooms, which offer a

high standard of accommodation.

Bailbrook House offers a total of 12 conference and meeting rooms and 17

syndicate rooms, with capacities ranging from 6 to 160.

predominantly arranged across the original Bailbrook House, the full selection

of meeting areas can be summarised as follows:

meeting room specifications room name approx sq m floor max CapacityIsambard Kingdom Brunel 158 G 160Henry Talbot 92 1 60Queen Charlotte 67 G 50Lord Nelson 62 1 42Duke of Clarence 49 G 40John Eveleigh 48 1 35General James Wolfe 47 1 30John Wood 35 1 30Thomas Gainsborough 31 1 30Beau Nash 24 1 25William pitt 35 G 24Jane austen 39 1 20

syndicate room specificationsroom name approx sq m floor max Capacityprincess Elizabeth 24 G 15Lady Isabella King 18 G 8Nelson 1 and 2 14/22 1 12Eveleigh 1 and 2 28 1 20Wolfe 1,2 and 3 16/11/12 1 6Wood 1 35 1 15Wood 2 37 1 20Gainsborough One 25 1 30Beau Nash 1 16 1 8Turret Rooms 1-4 used mainly for one-to-one interviews

Bailbrook House offers a wide selection of breakout areas, coffee lounges, bars and dining areas.

Very feW guests leaVe WitHout Commenting on tHe Beauty of tHe surroundings and tHeir enjoyment of BatH itself.

The remaining accommodation is arranged as follows:

MaIN HOuSE+ 10 conference rooms

+ 13 syndicate rooms

+ 5 break out areas/coffee lounges with a conservatory

+ Sauna, fitness gym and changing facilities

+ Management offices

+ Staff changing facilities

+ Substantial storage areas from the basement

to the upper floors.

BaILBROOK COuRT+ 78 en suite letting rooms

+ Substantial storage areas.

DINING aND RECREaTION FaCILITIESarranged over two floors in this self-contained area are:

+ Main restaurant

+ Bar/lounge

+ 2 conference rooms

+ Commercial kitchen with additional dining area

+ Commercial kitchen.

BRuNEL SuITE+ The main conference suite with

independent access

+ Maximum capacity of 160

+ Lounge and breakout area

+ Cloakroom and storage.

ExTERNaL aREaS Bailbrook House stands in excess of 20 acres

of landscaped grounds. This spectacular location

affords panoramic views over the City.

There is a floodlit, all weather sports pitch.

ample car parking, across the site, to the front

and side of the property.

There is a substantial detached gate house

constructed in circa 1970, previously used as

staff accommodation and more recently offices.

SERVICES The property is heated by gas and electric heating.

There is air conditioning in the principal public

and meeting areas.

as a means of growing the wedding reception market,

Bailbrook House has a License for Civil Ceremonies.

In addition, there are extensive basement areas

in the main house, which offer substantial development

opportunity, subject to the necessary planning approval.

BaILBROOK HOuSE – THE FuTuREas previously stated, Bailbrook House Hotel currently trades as a

mid market 78 bedroom hotel, with a strong emphasis on conference

and training. Since acquiring the property in 2007, Hilwood Resorts

& Hotels have worked with the local planners and English Heritage

to devise a redevelopment scheme, which will enable the development

of an upscale 139-bedroom luxury hotel destination.

The key components of this refurbishment and new build project

will include:

+ 139 luxury bedrooms

(including 14 suites within the listed main house)

+ 2 fine dining restaurants

+ Spa and leisure centre

+ Extensive meeting and conference facilities

+ Selection of bars and lounges.

Christie + Co is advised that the planning process is in its very

final stages, with full formal approvals anticipated by December 2008.

The scarcity of new opportunities in Bath cannot be overstated.

The potential to create such a unique property will greatly appeal

to private and group hoteliers who are keen to capture a business

in a strategic trading location.

A number of the images within this brochure have been provided for illustrative purposes only. The final completed hotel development may differ from the representations shown here.

www.christiecorporate.comAGENCY | VALUATION SERVICES | INVESTMENT | CONSULTANCY

Conditions of Christie + Co’s particulars. These sales particulars are prepared as a general guide to the property/properties (which expression includes business and trade content, if any, included in the sale) for the convenience of a prospective purchaser or tenant (an “acquirer”) and are intended for business people familiar with commercial transactions. If you are not sure that you fi t this description, you should take relevant independent advice before proceeding further. Christie + Co for itself and for the vendors, owners or landlords of the property (together the “Client”) whose agent Christie + Co is, give notice that: (a) These particulars are made without responsibility on the part of Christie + Co or the Client; they do not obviate the need to make appropriate searches, enquiries and inspections, nor do they constitute any part of an offer or contract, and statements herein are not to be relied upon as statements or representations of fact; any acquirer must satisfy himself, by inspection or otherwise, as to their correctness and any error, omission or mis-description therein shall not affect or annul the sale or be grounds for rescission or compensation; (b) The Client does not make or give, and neither Christie + Co nor any of its employees has any authority to make or give, any representation or warranty whatever in relation to the property; (c) Christie + Co has not carried out a detailed survey, nor tested the services, appliances and specifi c fi ttings; (d) Dimensions (where given) are approximate and should be verifi ed by an acquirer; and (e) Any accounts or fi nancial statements or registration information provided to an acquirer are provided on behalf of the Client by Christie + Co, and Christie + Co cannot therefore offer any guarantee of their completeness or accuracy, and accordingly shall not be liable for any loss, damage, cost, expenses or other claims for compensation arising from inaccuracies or omissions therein. These details were believed to be correct at the date of publication but their accuracy is not guaranteed. Subject to Contract. Copyright Reserved Christie + Co. November 2008.

Ref: J838

A number of the images within this brochure have been provided for illustrative purposes only. The fi nal completed hotel development may differ from the representations shown here.

NO DIRECT APPROACH MAY BE MADE TO THE HOTELFOR AN APPOINTMENT TO VIEW PLEASE CONTACT:

Jeremy Jones or Sebastian Meredith Christie + Co 39 Victoria Street London SW1H 0EU T: 020 7227 0700 E: jeremy.jones@christie.com or sebastian.meredith@christie.com