• 8 LETTING BEDROOMS ALL WITH ENSUITE FACILITIES
• SPACIOUS DINING ROOM
• COMFORTABLE AND PRIVATE OWNERS’ ACCOMMODATION
• HIGH TURNOVER FROM 36-38 WEEKS TRADE
• GOOD PROFITS WITH ALL LIVING COSTS COVERED
The property is located in Alexandra Road, a most attractive, tree-lined thoroughfare giving direct access to the sea front with its long promenade offering stunning views of the welcome shelter that is Mounts Bay, St Michael’s Mount, Marazion and the fishing village of Newlyn.
This exceptionally well run guest house carries an AA 4 star rating and delivers a strong trading performance based upon only 36-38 weeks opening each year. An imposing and most attractive terraced period property, which dates from 1886, it is located in a conservation area and occupies a most pleasing location in a tree-lined avenue giving direct access to the sea front.
The property, which has been the subject of considerable investment by the present owners, is arranged over 4 floors and incorporates 8 letting bedrooms, all with en-suite facilities, a superb and most spacious dining room and comfortable and private owners’ accommodation as well as a double width garage to the rear.
A full external and internal inspection is strongly recommended to be able to appreciate properly what is on offer.
The business website, which facilitates an on-line check of room availability and on-line booking, may be found at: www.dunedinhotel.co.uk and offers comprehensive details of the accommodation, the facilities available, the current tariff, also incorporates a video tour and should be visited to obtain much valuable information to be read in conjunction with these particulars. The vendors ask politely, however, that all enquiries from interested purchasers are routed through the agents, Adams & Co, please.
A copy of the following additional information is available from the agents upon request:
• The AA Quality Standards Report for the property dating from January 2016
• A schedule summarizing bedroom sizes (includes shower rooms)
• The Compliance Letter from Cornwall Fire & Rescue Service from February 2014
• Fire Safety Floor Plan Drawing from 2010
• Energy Performance Certificate Recommendation Report
The vendors understand that the property, which was built in 1886, has been operated as a guest house since the late 1950’s. They acquired the business and property in 2002.
Please note that if a business is VAT registered, all figures exclude VAT.
Draft accounts for the year ended 31 March 2015 reported turnover of £79,178. This is achieved from only c 36-38 weeks opening (see ‘Opening Hours’ below). A reconstituted net profit of £41,787 is indicated for the year including the value attributed for tax purposes for owners’ food and accommodation.
REASON FOR SALE:
The vendors are now looking to retire and intend to spend at least part of each year living abroad.
The business is run by a husband and wife team with the occasional assistance of casual staff on a seasonal basis. There are no employees to be transferred with the business although the casual staff may be available if required.
The vendors manage the business very well and choose to close in November and re-open in February each year. This provides time for a well deserved holiday and also to undertake any appropriate property maintenance.
(all sizes are approximate & should be considered 'nominal'.)
Dunedin Guest House forms part of an attractive terrace of late Victorian period properties understood to date from 1886. Of local granite construction under a pitched and tiled roof with a four storey outset/tenement to the rear adjoining the neighbouring property under a separate pitched and tiled roof, the property is arranged over 4 floors.
Ground Floor Accommodation:
There is a glazed panel above the front door which opens into the Porch with plaster coving and dado rail. A glazed wooden door with matching glazed panels to the side and above gives access to the Main Hallway with plaster coving and ceiling rose, feature suspended light fitting, deep skirting, wall mounted fire and alarm panel, CCTV camera, radiator and wooden doors to:
Breakfast Room with large triple aspect wooden sash bay window to the front elevation
Room No 7 being a twin bedroom with en-suite shower room
Room No 8 being a double bedroom with en-suite shower room.
First Floor Accommodation:
The staircase rises first to a half landing with single step up to the rear to Room No 6 being a large double bedroom with en-suite shower room.
A further flight of stairs rises to the main first floor landing with fitted linen cupboard and wooden doors to:
Room No 5 being a double bedroom with en-suite shower room.
Room No 4 being a triple/family room with en-suite shower room.
Second Floor Accommodation:
The staircase rises first to a half landing with wooden door to Room No 3 being a double bedroom with en-suite shower room.
Room No 2 being a single bedroom with en-suite facilities.
Room No 1 being a triple/family bedroom with double and single bed and en-suite shower room.
Returning to the lower landing towards the rear of the ground floor a mainly obscure glazed wooden door opens into a staircase with obscure glazed panels to one side and wooden handrail descending to:
Lower Ground Floor Accommodation:
Owners private Lounge/Dining room with wooden sash bay window to the front elevation overlooking the garden.
Inner Hallway with under stair store cupboard, further under stair recess with space for upright refrigerator and upright fridge/freezer, further large fitted cupboard and wooden sliding door to:
Commercial Kitchen being most spacious with ceramic tiled floor, fluorescent lighting and accommodating a range of matching floor and wall cupboards.
External Lobby under a sloping roof with stone floor, incorporating a Bosch washing machine and 2 x Hoover Infinity dryers with step up to the rear leading to the Rear Yard being fully enclosed with stone party wall to one side .
Double Width Garage being of mixed block and stone construction under a sloping felt roof with concrete floor.
Owners Private Accommodation:
Returning to the Inner Hallway at lower ground floor level further wooden doors give access to the owner’s accommodation which is both comfortable and particularly private:
Shower Room with obscure glazed wooden window to side elevation, shower cubicle with mains powered shower, wall mounted ceramic wash basin and low flush WC.
Double Bedroom of spacious proportions with slightly below average ceiling height.
Office/Second bedroom occupying a single storey extension being under a flat roof with exposed stonework internally and with half glazed UPVC door and UPVC window to the side elevation.
Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition.
Free parking is available immediately outside the property and nearby within Alexandra Road without restriction.
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