Name: Satis House
Address: Yoxford Main Road, Saxmundham, IP17 3EX, GB

8/10

Excellent

22 Jul 2026

Jane

Met no staff but all arrangements good
Excellent room

4/10

Poor

25 Jun 2026

Margaret

We used the room as a 1 night stop and wished we hadn’t.

Friends_and_family Friends

4/10

Poor

11 Jun 2026

Mike

No staff available at point of arrival at approx 19:00hrs. No staff available at departure at 08:00hrs. Payment from card not taken, No VAT receipt, which is vital, received.

Self

4/10

Poor

09 Apr 2026

Richard

Not really a hotel. No staff present at any time!

Friends_and_family Friends

4/10

Poor

23 Mar 2026

Andrew

Great local produce at breakfast.

Partner

10/10

Exceptional

05 Oct 2025

Laura

Breakfast was lovely and keys were ready when we arrived with clear instructions on how to find the rooms.

Friends_and_family Family

4/10

Poor

22 Sep 2025

Thomas

We never saw anyone, the keys were left on a desk in an envelope with my name on it and instructions to get to our room. Once in our room it smelled damp and stuffy with cobwebs & spiders on the bathroom window and in the corner by the bed. It’s a shame because the room was in good shape but just needed a bit of love. The whole experience felt a bit like we were in Twin Peaks, it was more like an Airbnb in an ex hotel as we never come across another soul and somehow felt a bit eerie!

Leisure

8/10

Excellent

18 Sep 2025

jack

Lovely Hotel, amazing decor our room, Minsmere, was spacious and very comfortable with a great shower. A little niggle was no decaf. coffee in the room. Breakfast was freshly cooked and presented.
Our third stay at Satis House and we will definitely stay there again.

Partner

8/10

Excellent

07 Sep 2025

Benjamin

Room was a little eclectic- but nicely decorated a nd clean. Was in one of the sheds which was OK, but I feel if you are advertising a Georgian house, you should make clear that you don't actually stay in it.

Breakfast was a little chaotic- feels like another member of staff needed. Despite booking in for 9, didn't get breakfast until 9.30, and tea wasn't come. Hardly saw any staff member. There were only five or six in the restaurant.

Beyond that it was a fairly reasonable stay-

8/10

Excellent

08 Aug 2025

Anthony

Nice place

8/10

Excellent

04 Aug 2025

Verified traveler

Unique hotel with delicious breakfast.

Unique, eclectic boutique hotel. Possibly not for you if you find taxidermy uncomfortable or really love level floors! This is an old building with lots of personality. Very helpful and accommodating staff but not obvious where they are so I, and other guests, were often wandering around looking a bit lost. Overall the hotel is a little tired and we struggled to get a hot shower but our room was gorgeous with a huge balcony which was lovely. Breakfast was delicious but again it wasn’t really clear what the process was, we ended up going back out to reception and ringing the bell at which point the chef came out to greet us. It would have been great to have a notice that explained what to do! We would definitely stay again if we were coming to the area.

Partner

10/10

Exceptional

06 Jun 2025

GEORGE

Its my go to - simple as . It has style and character only privately run Hotels can do . Breakfast to order at the time you determine - old school excellence !!

Business

4/10

Poor

21 May 2025

Dorota

A bit run down. We paid extra to have a tub in the room, it was NOT the tub shown in the pictures and instead a shower tub unit - the inside of the tub was cracked and peeling, not ideal for taking a bath. The bathroom had an outside door we assumed was locked but it was labelled as an Emergency exit from the hallway and someone walked in on my fiancé taking a shower from the hall!! Very scary as someone could have walked in at any time when we were in the room and when we were out.

Partner

2/10

Poor

16 May 2025

Andy

Over the years I’ve stayed in many hotels in many different countries, This must be the dirtiest I’ve stayed in.If you don’t look up or behind anything it looks okay but if you do, oh dear!! You could write your name in the dust behind the bed. Cobwebs in the corners and on the ceiling.

Self

8/10

Excellent

27 Mar 2025

Ian

Nice hotel, just needs a few updates.

Business Self

4/10

Poor

06 Nov 2024

Martha

On arrival at the hotel (late afternoon) no one was at reception, and no bell to call someone. It was cold and dingy. There was no proper lighting.
The room was not heated (in November!). There were two small electric panel heaters in the room - and one did not work.
The heater in the bathroom (small electric heater up on the wall) did not work either. No one seems to have checked the functioning of the heaters.

Leisure Self

10/10

Exceptional

21 Oct 2024

Charles

Pleasant

10/10

Exceptional

22 Sep 2024

Brian

Only stayed one night but nice room, great beakfast

Partner

6/10

Pleasant

03 Sep 2024

Sarah

Unfortunately, the cleaning of rooms was poor, cobwebs very evident in window frames and other areas and dusty in places. Towels and bedding ok though. Bar and lounge was not open and was not informed this would be the case.

Leisure Self

6/10

Pleasant

02 Sep 2024

Roger

the bed provided was very comfortable. The building,which has considerable features would benefit from some serious restoration.

Business Self

8/10

Excellent

30 Aug 2024

Kurt

T

6/10

Pleasant

23 Aug 2024

Verified traveler

Restaurant not open on Sundays and menu on other days pretty grim.
Hotel is very tired in places and grubby in others

Partner

10/10

Exceptional

21 Aug 2024

George

Satis house - a homely hotel

Satis House is, as the owner puts it, \"Quirky - due to age\" I have stayed twice - each room is different- shape , size, decoration etc however this does not mean comfort , cleanliness and experience is lessened in any way. I am determined to experience as many as possible !! This house has a routine about it and the owners maintain that i.e. you are asked and expected to be on time as Breakfasts are cooked to order and are a great start to the day . Can't wait to try out the Restaurant. am looking forward to the next stay .

Business Self

4/10

Poor

11 Aug 2024

Tracey

Sadly this hotel has become rather run down and neglected. It needs some tlc and repair - a good clean would be a great start. The hotel is rather dark and gloomy and we did not feel very welcome by the person on the desk. Very stingy tea and coffee making supplies too. What a shame as we were really looking forward to our stay. We slept well though.

Leisure

2/10

Poor

28 Jul 2024

Paul

Room was noisy above dog kennels which appeared to tp be used for breeding. Bed was the most uncomfortable that I have ever had . Head of bed lower than foot of bed. and dipped in the middle too. Complained in the morning and had room changed after being told that no one had ever complained before. I was told that this was a standard room.. New room much better and was satisfactory for 2nd night... Restaurant... must be booked in advance.. We booked table at 5.20 for that evening ... got a call back half an hour later to say that the restaurant was not opening.... had to do to closest town to eat . £20.00 each way in taxi. Bar open all day .. caution not in the evening .. closed at 6.15 when we got back. weekends breakfast until 10.00 in the room info folder. 9 am the receptionist told us on arrival .. then changed it to 9.30 when we said that 9 was a bit early on weekends. She then said that 10 am in the folder was a mistake . Came back Saturday evening - restaurant still closed / bar still closed .. receptionist selling a dog to a German couple for cash .. euros.

Leisure Partner

6/10

Pleasant

01 Jul 2024

Gwen

The hotel was not as advertised therefore we were disappointed. The restaurant had been closed down although the lovely lady who did everything cooked fish and chips on a Thursday, which were very good. Apparently if you wanted to eat you had to phone/say in advance and then she could prepare an omelette or similar. This was not mentioned on the Expedia website. Eateries were all a drive away. There was nowhere to walk to. However breakfast was provided and our cooked meals were very nice indeed. There were grounds at the front but no benches and parasols as in the photo. The back gardens were closed as there was a problem with the wall. There was a very small amount of seating at the front which we asked if the bird droppings could be wiped off to sit. The neighbours dog barked non stop (literally) from about 5am until about 9am on both days of our stay. It was kept outside. The majority of the rooms were occupied by workmen Monday to Friday who didn't appear to eat there or sit outside. In our bathroom the basin wouldn't drain water away but that was fixed the next day. Generally the place looked tired and a bit rundown. We felt that it was overpriced.

Leisure Partner

2/10

Poor

26 Oct 2023

Chriistopher

Stay somewhere else.

What a poor hotel. Do NOT stay here if offered the Attic room.
On approaching the hotel there is no signage. I arrived in the evening and it was dark. I eventually found the potholed driveway unlit and not even a security light on outside the entrance. I walked in and nobody was there. Reception was dark and uninviting with nobody there. I shouted for someone still nobody came. After hanging around for 15 minutes a lady turned up to check me in only to ask why I hadn’t rang the bell. What bell? It was hidden on the desk. Walking down a smelly corridor She took me to my room up a very very narrow steep staircase 28 steps no lift no help with my bags. This is your room, this is the bedroom, this is the mini bar she said and left. The carpet was filthy how she didn’t see it I don’t know. I went down stairs and told her to get it vacuum for my return. On further inspection of the room items in the mini bar were past their use by dates extension lead over door was a trip hazard empty toilet roll left in the draws. The door closer wasn’t fixed to the door. The bathroom was discussing mould around the bottom of the shower. The shower glass was smeared and dirty which really didn’t matter because there was no hot water in the morning to have a shower. The tap in the sink was nothing like the photo on the website. No wardrobe to hang your clothes.
The menu is limited to 2 starts and 2 mains. I ate out. In the morning there was no one there to complain to. Awful hotel.

Business

10/10

Exceptional

23 Oct 2023

Verified traveler

Satis - factory

The building is old (!), so the rooms are high ceiling and large. The decoration is highly original and eclectic. Our room was ready on time and well appointed and clean and comfortable. We dined in on our first night. The meal wassail good and tasty, although there was a limited menu not he night. Breakfast was good and wholesome with a large choice, pleasantly served in another eclectically decorated room. The entrance to the hotel, off the main road is slightly difficult to see and the signage is not clear. The staff were all very friendly and went out of their way to be of assistance.

Partner

10/10

Exceptional

22 Oct 2023

Aleida

Wow what a 5 star experience! The Satis House is a beautiful property. It’s an old English home and when staying there you feel like you’re experiencing the quintessential English manor. The owners are so welcoming and accommodating! Join them in the restaurant and share a glass of wine and you will be regaled with stories of the property. Breakfast was made to order and fabulous! We can’t wait to go back!

Leisure Partner

10/10

Exceptional

08 Oct 2023

Christophe

Quirky place but we loved it, Sarah was a complete star, doing everything herself

Partner

4/10

Poor

27 Sep 2023

Jane

No signage spent 30 mins finding hotel, not as rural as suggested, not very cleN

Business Self

8/10

Excellent

26 Sep 2023

Jeffrey

Overall very good

10/10

Exceptional

21 Sep 2023

Andrea

Beautifully decorated and furnished but the rainfall shower head didn't work and water spilled out of the spray shower head. Apart from that perfect

Leisure Partner

2/10

Poor

14 Sep 2023

Chris

We booked this as a dog friendly stay, after we had booked they advised that they had no dog friendly rooms available, we immediately contacted Expedia who have been no help in helping us get accommodation or refund our money. The hotel have apologised and agreed they will refund our money but their hands are tied until Expedia contact them…Expedia advise they have been unable to contact the hotel so cannot refund… we had to book alternative rooms an more cost

6/10

Pleasant

13 Sep 2023

Linda

The property doesn’t have a lift I am disabled and had to climb a flight of stairs to get to my room was told no other room was available so had to go upstairs on hands and knees the banister was unstable and I felt a good push and it would give way I don’t think it would pass a health and safety inspection

Leisure Partner

10/10

Exceptional

27 Jul 2023

Mauro

Excellent breakfast
Very helpful and accommodating staff, I was able to book a slightly earlier breakfast as I needed to head off early
Room was extremely comfortable, spacious and quiet

10/10

Exceptional

24 Jul 2023

Stacey

Easy check-in friendly staff location beautiful accommodation

4/10

Poor

17 Jul 2023

Verified traveler

Disappointing

On arrival staff were friendly and the building/grounds appear very nice. However our room was a bit disappointing. The decor was old and tired, with curtains that were half falling down and difficult to open or close. The room was not very clean. There were multiple cobwebs and spiders sharing the room! There was a dog barking through the night also which I believe belongs to the hotel owners. Overall felt the room was very expensive for what it was and could benefit from a good clean and refurbishment.

Friends_and_family Friends

10/10

Exceptional

03 Jul 2023

Martin

This is an elegant house in quiet surroundings. Naturally on account of its age it is not for those who prefer off-the-shelf modernism. The prorietor is very attentive and helpful. The breakfast was excellent

Leisure Self

6/10

Pleasant

24 May 2023

Mark

The property was in a good and quiet location.

The floors in the garden room bathroom is collapsing to the point that I almost went through it going for a shower.

Business

10/10

Exceptional

06 May 2023

Michael

We loved this quirky, slightly camp, peaceful place. Sarah, who was doing everything while we were there (the owners were away) was magnificent and couldn't do enough to make our stay pleasant.

Leisure Family

6/10

Pleasant

22 Aug 2022

Lesley

Weekend break

Faded glory. Comfortable and spacious room but could have been cleaner. Shower in bath should have been made safer with grab handles.

Partner

4/10

Poor

08 Aug 2022

Verified traveler

Disappointing!

The property was obviously a lovely in it’s day, however it is very tired now and really needs a refurbishment.

Our room was tired, dusty and smelt of damp, however the bedding was clean and fresh.
We was woken at 6am with dogs constantly barking in a building next to our room.

The only person we saw was a young man, who checked us in upon arrival, served us drinks in the bar and then waited on us in the restaurant for dinner.
The food was not a good quality either and was not value for money.
The next morning at breakfast it was the same young man that waited on us.
He then went on to check us out on our departure.
I feel this poor chap deserves a helping hand !

Partner

8/10

Excellent

25 Jul 2022

Lauren

Nice stay

Lovely host, allowed us to check in early for a wedding which was really helpful! Great bed and super comfortable!

Partner

8/10

Excellent

02 Mar 2022

Bruce

Recent stay for business

Was disappointed that they tried to charge £15 for breakfast when it was free booking through hotel.com website. This was quickly waived but if you are charging that gor breakfast, i would expect fruit juices, cereal and more than 1 piece of toast! I will be staying again as was comfortable.

Business

10/10

Exceptional

11 Oct 2021

Christopher

Weekend stay

It was very pleasant staying there, very friendly staff, very comfortable room, food very good, service very good, good situation, very good all over.

Partner

6/10

Pleasant

24 Sep 2021

Kathryn

Ideal position for touring around the area.
Lovely garden.
Quirky decor. Spacious room but it was deluxe so to be expected.
The main complaint would have to be the noise from the main A12, we were very aware of it.
However the hotel has garden rooms that would be much quieter.

Leisure Partner

10/10

Exceptional

22 Sep 2021

AJITH

Helpful hosts.

Leisure Family

8/10

Excellent

08 Sep 2021

Verified traveler

Was good and nice, but overpriced. The bed wasn't so comfortable, felt it was divided in the middle.

I had a burger for dinner and was one the best burgers and breakfast was sooo good too.

2/10

Poor

13 Aug 2021

Jonathan

Satis House

Terrible hotel to stay at and very poor value for money. Arrived early only to be ignored and the room itself was tired, dirty and cramped. Constant barking of dogs outside the window and the front office was never staffed. Very disappointing considering the price and to be avoided at all costs.

Partner