APPEALING 11 BED GUEST HOUSE - Sidmouth
Price:
Freehold - £485,000
Location:
Devon, Sidmouth
LOCATION:
The property is located in the lower part of Winslade Road, in Sidmouth, approximately 200 yards from the junction with Arcot Road, from which the town centre is a 10 minute level walk. Bus services both to and from the town centre stop within 20 yards of the guest house. Winslade Road mainly comprises larger properties and benefits from a most attractive open aspect.
BUSINESS:
This appealing 3 star rated guest house, which stands in a peaceful location in an attractive avenue/road within walking distance of the town centre, was formed by combining 2 spacious private residences dating from the late Victorian/early Edwardian era and offers spacious accommodation laid out over three floors with an attractive rear garden and terrace and parking for up to 10 vehicles.
There are 7 letting bedrooms with full ensuite facilities on the ground and first floors and 3 further letting bedrooms on the second floor offered with shared facilities eminently suitable for families. There is also a lovely self contained ground floor annexe with an ensuite bathroom representing most comfortable owner’s accommodation.
All letting rooms are offered with colour TV, tea and coffee making facilities and heating.
Currently open for only 7 months of the year yet still generating income of c £36,000 pa and abridged net profit of c £22,500 there is significant scope to increase earnings under new ownership.
YEARS ESTABLISHED:
We understand that the property has operated as a guest house for about 40 years. It was acquired by the current owner in 2000.
TRADE:
Please note that if a business is VAT registered, all figures exclude VAT.
We have been provided with abridged trading figures for the 4 years ended 31 May 2011. These show a very consistent performance throughout the period. Sales have averaged £36,473 (£35,667 in the latest year).
An average abridged net profit of £23,969 has been achieved over the 4 years ended 31 May 2011 (£22,547 in the latest year).
It should be noted that this level of performance has been achieved whilst only opening for 7-8 months of the year and in our opinion significantly greater income and profit would accrue to owners prepared to open for longer.
REASON FOR SALE:
The vendor lost her husband in 2005 and now her daughter has completed her education she would wish to return to the North East of England.
STAFF:
The vendor has been running the business largely on her own but during busier periods she has been able to call upon the casual assistance of a waitress and chambermaid.
OPENING HOURS:
In recent year the business has operated between March and September and also taken bookings for the October half term week. This equates to little more than 7 months opening but it is obvious that demand exists for rooms throughout the year given Sidmouth’s popularity amongst retired visitors.
BUSINESS PREMISES:
(all sizes are approximate & should be considered 'nominal'.)
This substantial double fronted property laid out over three floors represents the combination of two houses joined at ground floor and second floor levels. Dating from the late Victorian/early Edwardian era it is of brick construction under a tiled roof, which has been fully replaced only very recently and carries a full guarantee, with rear tenements and further single storey extensions under tiled roofs to the rear.
Representing numbers 52 and 54 Winslade Road, separate front entrances have been retained and it would be very easy to restore the properties to their original state if preferred.
The front gardens have been combined and paved to offer parking for 3-4 vehicles with stone walls to the front and each side. A UPVC front door with 2 glazed panels and further glazed panel over opens with a step up into a small lobby with ceramic tiled floor and dado rail and a half glazed wooden door with obscure glazed panel over and small step up gives access to:
Hallway (No 54):
• Carpeted
• Dado rail
• Radiator
• Carpeted stairs with painted banister rail to one side and further hand rail to the other side rising to the first floor (No 54)
• Doors to:
Dining Room: (Front 3.6m x 4.2m + bay. Rear 2.9m x 4.3m):
• The combination of two reception rooms
• UPVC bay window to the front elevation
• UPVC patio doors to the rear elevation opening onto the rear terrace
• Fitted Baxi gas fire in feature wooden surround with mantle shelf
• 2 x fluorescent strip lights and further wall lighting
• Arranged to provide 17 covers at the time of our visit but capable of accommodating up to 22 covers
• Carpeted
• Picture rail
• Radiator
Kitchen (2.7m x 5.2m plus 0.8m x 1.3m to rear):
• 2 x tilt and turn UPVC windows to the side elevation
• Vinyl floor covering
• Fluorescent strip lights
• Space for dining table
• Potterton floor standing gas boiler supplying hot water and central heating
• 3 drawer filing cabinet
• Twin stainless steel sinks with single drainer to one side set into a roll edged work surface with fitted cupboards under and tiled splash back
• Hand washing sink
• Further roll edged work surface with range of matching fitted floor and wall cupboards
• Range double oven with 4 burners and griddle plate to side
• Second gas oven with 4 burners
• Commercial toaster
• Microwave
• Wooden door to under stairs storage cupboard
• Extractor fan
• Wall mounted paper towel dispenser
• Built in open larder cupboard and fitted tumble dryer
• To the rear a wooden door with 15 x glazed panels and further glazed panel over opens into:
Utility Room (2.6m x 2.7m):
• Representing a single storey extension under a sloping tiled roof
• Step down from the Kitchen
• Ceramic floor
• Mainly tiled to half height
• Fluorescent light
• UPVC window to rear elevation overlooking the terrace
• UPVC window to the side elevation
• UPVC half glazed door to the side elevation giving access to the terrace and garden
• Stainless steel sink unit with single drainer to side, tiled splash back, storage under with space and plumbing for 2 x washing machines
• Wall cupboard
• Small chest freezer
• 2 x upright fridge freezers
• Sapele door with obscure glazed panel over to:
WC:
• Small high level UPVC window
• Half tiled
• Low flush WC
Returning to the Hallway (No 54):
Guests’ Lounge (3.7m x 4.3m plus bay):
• UPVC bay window to front elevation
• Fitted coal effect gas fire with tiled hearth
• Feature light fitting with plaster ceiling rose
• Picture rail
• Carpeted
• Wooden door set at an angle interconnecting with the Hallway (No 52)
The front door, lobby and inner door leading to the Hallway of No 52 is identical to all intents and purposes to that of No 54.
Hallway (No 52)
• Carpeted
• Dado rail
• Radiator
• Carpeted stairs with painted banister rail to one side and further hand rail to the other side rising to the first floor (No 52)
• Wall mounted fire alarm
• Under stairs storage space
• Doors to:
Bedroom 1 (Ground Floor)
• Double
• UPVC window to rear elevation
• Wash basin in vanity unit
• Carpeted
• Radiator
• Fitted shower cubicle with electric shower
• Door to WC cubicle
First Floor Accommodation (No 52):
Stairs rise from the ground floor Hallway to a rear landing with door to:
Bedroom 2:
• Twin
• UPVC window to side elevation
• Access to roof space
• Carpeted
• Radiator
• Door to:
Ensuite Bathroom:
• 2 x UPVC obscure glazed windows to the rear elevation
• Fully tiled
• Matching suite comprising bath with shower attachment over, pedestal wash basin and low flush WC
Two further stairs rise to the front landing with doors to:
Bedroom 3:
• Single
• UPVC tilt and turn window to the rear elevation
• Wash basin in tiled recess
• Carpeted
• Radiator
• Door to ensuite facility with shower cubicle with electric shower and low flush WC
Bedroom 4:
• Family room with 1 x double and 2 x single beds
• Large UPVC bay window and second UPVC window to the front elevation
• Carpeted
• Radiator
• Door to ensuite facility with shower cubicle with electric shower, wash basin in vanity unit and low flush WC
A carpeted staircase with banister rail rises with a half turn to the second floor landing. There is a UPVC window to the rear elevation and a further obscure glazed panel to the side. A fire door with a small obscure glazed panel opens into the second floor hall (which interconnects with the second floor of No 54).
The accommodation at this level represents a conversion of the attic space, this having been completed many years ago.
The hallway incorporates a fitted cupboard and there is also access to the roof space. Doors to:
Bedroom 5:
• Family room with 1 x double and 1 x single bed
• UPVC dormer window to the front elevation
• Fitted wardrobe cupboard and further eaves storage cupboard
• Wash basin in vanity unit
• Wall mounted Dimplex heater
• Carpeted
Shower Room:
• UPVC window to the rear elevation
• Shower cubicle with electric shower
• Low flush WC
• Eaves storage cupboard
Separate WC:
The hallway connects with No 54 and leads to:
Bedroom 10:
• Family room
• UPVC dormer window to the front elevation
• 2 x eaves storage cupboards
• Corner mounted shower cubicle with electric shower
• Wash basin in vanity unit
• Wall mounted Dimplex heater
• Carpeted
Bedroom 9:
• Single
• UPVC window to rear elevation
• Obscure glazed panel to the side
• Wash basin in vanity unit
• Eaves storage cupboard and further shallow fitted wardrobe cupboard
• Wall mounted Dimplex heater
• Carpeted
A fire door with a small obscure glazed panel gives access to the second floor landing (No 54) with gallery rail and UPVC window to the rear elevation. The carpeted staircase descends to the first floor accommodation (No 54) and there is a fitted cupboard used for linen on the half landing.
The first floor accommodation (No 54) comprises:
Bedroom 8:
• Family room with 1 x double and 2 x single beds
• Very large UPVC bay window and further UPVC window both to the front elevation
• Feature period fireplace with tiled inserts and marble surround
• Carpeted
• Radiator
• Door to ensuite facility with shower cubicle with electric shower, wash basin in vanity unit and low flush WC
Bedroom 7:
• Single
• UPVC window to the rear elevation overlooking the rear garden
• Wash basin in vanity unit
• Carpeted
• Radiator
• Door to ensuite bathroom with matching suite comprising bath with shower attachment over and low flush WC
Two steps down to the rear landing:
Bedroom 6:
• Double
• UPVC window to the side elevation
• Fitted cupboard
• Access to the loft space
• Carpeted
• Radiator
• Half glazed door to:
Ensuite Bathroom:
• 2 x UPVC obscure glazed windows to the rear elevation
• Matching suite comprising bath with shower attachment over, pedestal wash basin and low flush WC
Note:
Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition.
PRIVATE ACCOMMODATION:
(all sizes are approximate & should be considered 'nominal'.)
The attractive and self contained owner’s suite may be accessed via the ground floor hallway (No 52) or via the rear terrace. It comprises:
Bedroom:
• Double
• UPVC window to side elevation
• Carpeted
• Radiator
• Door to:
Ensuite Bathroom:
• UPVC tilt and turn window to side elevation
• Matching white suite comprising large corner bath, wash basin in vanity unit with matching cupboard to side and low flush WC
• Walk in double width shower cubicle with electric shower
• Heated towel rail
• Door to:
Sitting Room/Office:
• Single storey extension under a sloping tiled roof
• UPVC window to the side elevation
• UPVC window to the rear elevation
• UPVC half glazed door to the side elevation opening onto the terrace and from which access may be gained to the Kitchen
• Carpeted
• Radiator
OUTSIDE:
The property benefits from a most delightful and spacious rear terrace which is accessible via the patio doors in the Dining Room as well as via the Kitchen and Owner’s Sitting Room/Office. Attractively paved and enclosed by a tall hedge to one side and a wooden boundary fence to the other with mature fuchsia borders, the space is popular with guests as well as providing a relaxing and sunny outside space for the owner and visitors.
The terrace, which accommodates a rotary clothes dryer, leads via a concrete path to 2 areas of lawn with a mature and bountiful apple tree and further flower beds to a large rear car parking area capable of accommodating 7 vehicles with comfort. There is a painted wooden storage shed to one corner sheltered by a concrete wall to one side.
The car park is accessed from Winslade Road via a private lane with tarmac surface over which there is a shared right of way.
There is also unrestricted street parking in Winslade Road itself.
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