• HIGH TURNOVER FROM 5 LETTING SUITES
• PRIVATE OWNERS’ SUITE, TERRACE AND REAR GARDEN
• WEBSITE WITH ONLINE BOOKING FACILITY
• REGULAR BUSINESS FROM NEARBY TRAINING CENTRE
• PRESENTED TO A VERY HIGH STANDARD
The property is located at 11 Hartington Road, Salisbury, SP2 7LG, within walking distance of the cathedral and the city centre with all its amenities. It lies just off the A360 main route into the city centre from the A303 and offers easy access to Stonehenge, Old Sarum, Wilton House and many other local attractions.
Salisbury has a population of 40,302 (2011 Census). It is located in a valley at the confluence of 5 rivers and at the intersection of the A30, A36 and A338 trunk routes. The railway station lies on the intersection of the Exeter to Waterloo and Bristol to Southampton lines.
There is a Charter Market held on Tuesdays and Saturdays in the Market Place and, being an important agricultural centre, there is a busy livestock market every Tuesday on the city outskirts. There is a thriving artistic community, excellent schools, including the only grammar schools in Wiltshire, and excellent sporting facilities including Salisbury Racecourse, successful rugby and cricket clubs among a full range of others.
This highly regarded and very successful small guest house with 5 high quality letting suites and parking for up to 6 vehicles enjoys a very convenient and quiet location within walking distance of the cathedral and all the city centre amenities. Lying just off the main A360 route into the city centre there is easy access to the A303 as well as the A30, A36 and A338 trunk roads.
Holding an AA 4 Star Gold Award, the business has been driven forward by proactive owners with accommodation income now standing at c £74,000 in 2015/16 boosted by regular bookings from a nearby saddlery training centre and an online booking facility from their website which is managed via the popular Evivo service.
The letting suites are spacious with high quality en-suite facilities including a less able friendly ground floor suite with full wet room. All rooms benefit from TV and DVD players, tea and coffee making facilities and free Wi-Fi. Breakfasts are cooked to order from a range of mouth-watering options and the business has a well-earned reputation for comfort and hospitality for adults and children of 12 and over. The owners use a commercial laundry and linen hire service to reduce their workload.
A private owners’ suite at the rear of the property enjoys direct access onto a private side terrace and rear garden.
The property is presented to a high standard throughout, the current owners having invested significantly and sensibly during their period of tenure.
This is an opportunity for hardworking owners to maintain an excellent income from a small B&B and a full external and internal inspection is strongly recommended.
The business website may be found at: http://www.websters-bed-breakfast.com/index.html which provides further details for interested parties. However, the vendors ask politely that all enquiries should be routed through Adams & Co please and on no account should a direct approach be made to the business.
The property has been run as a B&B for c 25 years and has been under the current, very proactive, ownership since June 2006.
Please note that if a business is VAT registered, all figures exclude VAT.
Accommodation income of £64,922 was reported for the year ended 31 March 2015, up from £55,519 in the previous year. This growth trend has continued and accounts for the year ended 31 March 2016, which should be available very shortly, are expected to show income of £72,614.
REASON FOR SALE:
Having run the business successfully for 10 years the vendors are now planning to retire.
The owners are assisted by 2 ladies (one being a relative) who come in to make up the rooms on a shared basis.
The business trades throughout the year with the exception of New Year’s Eve and New Year’s Day.
(all sizes are approximate & should be considered 'nominal'.)
The property is arranged over two floors under pitched roofs to the main part with a single storey extension to the rear under a flat roof. Originally a period end of terrace property dating from 1894, the property was sympathetically extended in 1994 to add a guests’ dining room, a ground floor suite with wet room, additional private owners’ accommodation and two first floor letting suites. This effectively doubled the size of the house whilst ensuring that the style of the new accommodation matched as far as possible the most attractive period features of the original house, including in particular the arched windows to the front elevation.
The proportions and layout of the property, together with the high quality of the internal fixtures and fittings and trade inventory, can properly be appreciated only by a full external and internal inspection, which is strongly recommended. Accordingly, the following description is intended to provide a summary only of what is on offer.
The property is approached from the front between two low walls with matching entrance pillars and across the car park to a half UPVc double glazed entrance door which opens into:
Ground Floor Accommodation
A spacious entrance hall being L-shaped. Carpeted. Attractive carpeted staircase rising with half turn to the first floor letting suites. Under stair storage space. Radiator. Doors to:
Owners’ Private Lounge/Sitting Room (2.3m x 3.3m):
Multi-pane glazed entrance door. Arched UPVc double glazed window to front elevation. Dado rail. Picture rail. Attractive wall recess in former fire place. Alcove with fitted cupboard in lower part and shelves above. Carpeted. Radiator.
Guests’ Dining Room (4.4m x 3.0m):
Multi-pane glazed entrance door with internal window to side. Twin aspect. Arched UPVc double glazed window to front elevation. UPVc double glazed window to side elevation. Attractive fitted roller blinds. Feature light fittings. Freestanding wooden sideboard with matching mirror over. Door to fitted store cupboard. Small wooden tables with leather effect chairs arranged to provide 9 dining covers in comfort. Carpeted. Radiator.
Woodford – Ground Floor Twin Suite (3.6m x 3.6m in main part plus 1.6m x 2.3m to one side):
A spacious ground floor suite suitable for less able guests. 2 x UPVc double glazed windows to side elevation. Inset lighting. ‘Zip and link’ twin beds which can be combined to produce a king size double bed. Freestanding mahogany double wardrobe. Fitted dressing table. 2 seater settee. Chair. Side table. Sliding door to en-suite wet room (2.3m x 1.4m widening to 1.9m approx.). UPVc obscure double glazed window to side elevation. Pedestal wash basin with LED mirror with demister pad and integral light over. Ceramic tiled floor. Mains shower with curtain and rail. Low flush WC. Extractor fan.
Kitchen 3.3m x 3.4m approx.):
Fully refitted in 2012. Now comprising a beautiful and spacious fitted kitchen designed for two people to work together efficiently. Two thirds tiled. Vinyl floor covering. Inset spotlights. Range of matching fitted floor and wall cupboards with roll edged work surfaces including an attractive peninsula unit. Double oven fitted into chimney breast. Built-in fridge freezer. Stainless steel 1.5 bowl sink unit with mixer tap and single drainer to side. Electric halogen hob with stainless steel extractor hood over. Bosch Exxcel Express dishwasher. Fitted microwave oven. Radiator.
Owner’s Private Suite
From the rear of the kitchen a two thirds glazed wooden door gives access to:
Rear Lobby/Through Office (2.4m x 1.6m):
This being a single storey extension under a sloping tiled roof with Velux rooflight. Vinyl floor covering. Fitted roll edged work surface used as a desk. Wooden wall shelf over. Wall recess with fitted shelving. A half UPVc double glazed back door gives access to the private rear garden. A further wooden door opens to:
Open Lounge Area (2.1m x 3.1m approx.):
UPVc French doors opening to a fully enclosed and decked private terrace to the side of the property. Wall lights. Carpeted. Radiator. A wide archway with curtain gives access to:
Double Bedroom (2.7m x 2.1m approx.):
UPVc double glazed window to side elevation. Smaller UPVc double glazed window overlooking the decked area. Full width wooden fitted wardrobe cupboard. Inset spotlights. Carpeted. Radiator.
From the lounge area a further wooden door opens to:
Utility Room (1.2m x 1.5m approx.):
UPVc doubled glazed window to side elevation. Fitted floor cupboards with roll edged work surface over. Shallow fitted wall cupboard. Inset lighting. Wooden door to:
Wet Room (1.2m x 1.5m max):
UPVc obscure double glazed window to the rear elevation. Fully tiled. Inset lighting. Corner wall mounted ceramic wash basin. Mira Sport electric shower with corner shower rail. Low flush WC. Radiator. Extractor fan.
NB In addition the owners enjoy the exclusive private use of the lounge/sitting room accessed from the front hall.
First Floor Accommodation
Rising from the entrance hall the carpeted staircase rises to a half landing and with a half turn rises again to a galleried first floor landing with banister rail and spindle features. A large wall mirror offers an attractive prospect from the landing itself. In the front part doors give access to:
Downton – Double (3.3m x 3.6m plus alcoves):
A spacious double bedroom with 5 foot bed. UPVc double glazed window to rear elevation. Freestanding wardrobe. Dressing table. Carpeted. Radiator. Wooden door to en-suite shower room. 2 steps down. Velux roof light. Vinyl floor covering. Corner shower cubicle with Topaz electric shower. Wash basin in vanity unit with LED mirror with demister pad and integral light over. Heated towel rail.
Britford – Large Single (3.4m x 2.1m widening to 3.6m approx.):
Used as a large single but potentially suitable for use as a small double if desired. 4 foot single bed. Arched UPVc double glazed window to front elevation. Inset lighting. Alcove with fitted shelving. Wooden dressing table. Shallow fitted double wardrobe cupboard in alcove. Chair. Side table. Carpeted. Radiator. Sliding door to en-suite shower room. Half tiled. Vinyl floor covering. Corner shower cubicle with mains shower. Pedestal wash basin with mirror over. Radiator. Extractor fan.
Returning to the landing an archway divides the original part of the property from the later extension. A single step down gives access to the lower landing with doors to:
A spacious walk in linen cupboard with fitted hanging rail and fitted shelving. Wall mounted Potterton Profile gas boiler supplying hot water and central heating to the whole property. Hot water tank with electric immersion heater as back up.
Breamore – Twin 4.3m x 2.9m widening to 3.8m approx.):
A spacious twin room with ‘zip and link’ beds which can be combined to produce a king size double bed. UPVc double glazed window to side elevation. Open robe cupboard. Armchair. Dressing table. Chest of drawers. Carpeted. Radiator. Wooden door to en-suite shower room. UPVc obscure double glazed window to the rear elevation. Half height wooden wall paneling. Vinyl floor covering. Shower cubicle with mains shower. Pedestal wash basin. Low flush WC. Radiator. Extractor fan.
Wardour – Double (2.9m x 3.0m):
A spacious double bedroom. Arched UPVc double glazed window to the front elevation. Inset lighting. Carpeted. Radiator. Wooden door to wardrobe cupboard. Door set at an angle to en-suite shower room. Circular obscure glazed wooden window to front elevation. Vinyl floor covering. Half tiled walls. Heated towel rail. Shower cubicle with Martinique electric shower. Pedestal wash basin with LED mirror with demister pad and integral light over. Low flush WC.
Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition.
Located in a corner position there is a spacious open car park at the front of the property which is capable of accommodating 5 vehicles in comfort and up to 6 vehicles with care. Additional street parking permits are available for a very modest annual cost. Laid to tarmac there are mature shrubs and hedging to the right hand side.
To the left side of the car park an area is fenced off to provide space for outside seating. A wrought iron gate to the left hand side of the property leads to a private decked area, enclosed by walls and accessed directly from the owners’ private suite and from here access may be gained to the rear garden which is enclosed by walls to each side and fencing to the rear.
The rear garden is mainly laid to paving with some mature flower borders and space to accommodate two wooden storage sheds, one being particularly spacious and the other being insulated internally and accommodating a Whirlpool Heavy Duty Series 8 washing machine and Hotpoint Dryer.
ENERGY PERFORMANCE RATING:
Certificate no: 0099-2189-9730-4000-6603. Rating 81. Band D.
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