UNDER OFFER. INCOME over £140,000. Great SEA VIEWS. In a NATIONAL PARK. What more could you ask? A successful seaside B&B with a licensed café, BALCONIES and sea views, beside the river in the Exmoor HARBOUR-SIDE village of Lynmouth. Recently refurbished and trading profitably – with scope for increased trade.
Comprising: 7 en-suite letting rooms (six with balconies and sea views) separate owners’ bedroom and lounge, guests’ lounge, fully-fitted trade kitchen, 30-cover café/bistro with pavement seating for a further 16 outside. A well-run business in a prime position, with great potential.
From Riverside Road, the front door of the B&B opens into the entrance hall
Hall
Stairs to first floor. Doors to kitchen, guests’ lounge and doorway to café.
Guests’ lounge 23ft x 13ft (7.03m x 3.98m)
Fitted carpet. Windows to the front. Working fireplace with dual-fuel wood burner. Radiator.
Kitchen 23ft 8ins x 10ft 5ins (7.2m x 3.18m)
Fully-fitted trade kitchen including eight-ring gas range with twin ovens below and twin grills above. Four commercial microwaves, three upright freezers, two upright fridges, chest freezer, washing-up sink, hand-wash basin, commercial dish washer, stainless steel food prep surfaces, two electric fryers, six-slice toaster. Central heating boiler. Fire escape door to alley (Houses oil tank, LPG gas canisters and storage cupboards.)
Café 26ft 5ins max x 17ft 9ins max (8.04m max x 5.41m max)
30 covers. Windows to the front overlooking (pedestrianised) Lynmouth Street. Part-glazed door to street. Wood-effect ceramic tiled flooring. Working fire in cast iron grate with wooden surround. Men’s and ladies’ toilets. Café equipment includes: commercial coffee machine & grinder, three fridges, refrigerated drinks dispenser, twin-zone refrigerated wine store, cake/desert display case, counter, till, wash basin, tables & chairs.
First floor
Owners’ suite including:
Lounge (formerly room one) 16ft x 12ft (4.87m x 3.65m)
Windows to the rear overlooking pedestrianised Lynmouth Street. Connecting door to owners’ bedroom.
Owners’ bedroom (formerly room two) 14ft 2ins x 11ft 9ins (4.31m x 3.59m) plus door recess and shower room. Fitted carpet. Radiator. Windows to the rear. En-suite shower room.
Fire escape door
Laundry room
With washing machine and tumble dryer.
First floor half-landing
Room Three 12ft 10ins x 10ft 9ins (3.92m x 3.28m) plus door recess and bathroom
Double room. Fitted carpet. Radiator. Windows and part-glazed door to the front opening onto a balcony with sea and river views. En-suite bathroom including bath with shower attachment, wash basin and WC.
Room Four 10ft 3ins x 9ft (3.13m x 2.71m) plus shower room
Double room. Fitted carpet. Radiator. Windows and part-glazed door to the front opening onto a balcony with sea and river views. En-suite shower room including shower, wash basin and WC.
Room Five 13ft 6ins x 10ft 3ins (4.11m x 3.13m) plus shower room
Twin or double room. Fitted carpet. Radiator. Windows and part-glazed door to the front opening onto a balcony with sea and river views. En-suite shower room including shower, wash basin and WC. Twin beds (can zip attach to make a king-sized double bed).
Second floor
Room Six 13ft 6ins x 8ft 5ins (4.11m x 2.56m) plus shower room
Double room. Fitted carpet. Radiator. Windows to the rear overlooking Lynmouth Street. Small en-suite shower room including shower, wash basin and WC.
Laundry/store room
Shelving for bed linen etc. Two large (250-litre) hot water tanks. Window to rear.
Second floor half-landing
Room Seven 12ft 5ins x 10ft 6ins (3.78m x 3.19m) plus bathroom
Double room. Fitted carpet. Radiator. Windows and part-glazed door to the front opening onto a balcony with sea and river views. En-suite bathroom including bath with shower attachment, wash basin and WC.
Room Eight 9ft 10ins x 9ft (2.99m x 2.71m) plus shower room
Double room. Fitted carpet. Radiator. Windows and part-glazed door to the front opening onto a balcony with sea and river views. En-suite shower room including shower, wash basin and WC.
Room Nine 13ft 1in x 10ft (3.99m x 3.04m) plus door recess, plus shower room
Double room. Fitted carpet. Radiator. Windows and part-glazed door to the front opening onto a balcony with sea and river views. En-suite shower room including shower, wash basin and WC.
Turnover
Turnover for the past two years has been over £140,000. More detailed figures are available on viewing.
Potential to increase
The café is only operated during the daytime by the current owners. The previous owner opened successfully as a bistro for evening trade.
Boots scheme
The owners have recently been appointed to participate in a gift scheme with the national chemist chain Boots. The Boots gift scheme is for a one-night stay in a top B&B in a national park. We understand that Riverside Cottage is the only B&B listed for North Devon and is therefore unopposed.
Website
The current owners have put considerable effort into enhancing the business’s internet marketing. The website www.riversidecottage.co.uk is included with the sale. The recent installation of an on-line booking application gives the business coverage on an additional 40 web sites including Expedia, Lastminute.com, The AA, Travelsupermarket.com and cooptravel.co.uk.
Refurbishment
The current owners have invested in new equipment in the kitchen and café. An ongoing programme of refurbishment throughout includes all guest rooms and balconies.
Fixtures, fitting & Equipment
All trade goods and equipment is owned by the business (ie not leased) except the flat-screen TVs in all guest rooms. These are leased, together with a Freeview package, for £70 per month.
Standard facilities in all guest rooms include flat-screen TV with Freeview channels, alarm clock-radio, tea and coffee making facilities and hairdryer.
Sea views
Six of the seven guest rooms have a private balcony and a sea view.