• UNOPPOSED ANYWHERE ALONG THE ROUTE
• RETAINING POST OFFICE SALARY PLUS COMMISSION PACKAGE
• RECENT FULL REFURBISHMENT AT COST OF £50K+
• A SUBSTANTIAL 4 BED PROPERTY STANDING ON A LARGE PLOT
• DELIGHTFUL AND SPACIOUS PRIVATE GARDEN PLUS GARAGE
Leedstown Post Office and Village Stores is located in Chapel Road, Leedstown, Hayle, Cornwall, TR27 6BA.
This is a rare opportunity to acquire a freehold, superbly presented, designated Community Post Office and Licensed Village Stores benefiting from a retained and most attractive post office salary and commission package.
Occupying a most substantial property standing on a large plot, including delightful 4 bed owners’ accommodation, a spacious and most private rear garden with garage and additional parking facility, a comprehensive refurbishment programme was carried out by the present owners in mid-2015 at a cost in excess of £50,000. The retail sales area was reconfigured to a very high standard with purpose built fitted display units installed together with most attractive ambient lighting and new equipment throughout as well as a new air conditioning system.
The shop now offers all you might expect from a local convenience store and off licence including Lottery, Payzone, an ATM, mobile phone top ups, newspapers and magazines, morning goods (Delice de France), mouth-watering bakery products (pasties cooked from frozen, cakes and scones) and home-cooked items including curries (weekend), quiches, pies, coleslaw and potato salad, as well as excellent coffees from a Lavazza Blue coffee machine.
Opening hours are short by comparison with most convenience stores thus offering a clear growth opportunity for new owners seeking to maximise the return.
The business is ideally located on the main road between Hayle and Helston in the heart of a thriving and expanding village which serves a very wealthy agricultural community as well as the staff of the largest employer in South West Cornwall located within ¼ mile.
The property is superbly presented throughout and the business represents a ‘turnkey’ operation with no further investment required by new owners.
Houses in this popular village are usually ‘snapped up’ whenever they are available in view of the location with St Ives, St Michael’s Mount, Marazion, Hayle, Helston and Penzance all within 10-15 minutes’ drive, the village also being served by an excellent school, pub, village hall and childrens’ play facilities.
A full external and internal inspection is essential to be able to appreciate fully what is on offer here.
We understand that the property has accommodated the village post office and village stores for many years. The business was acquired by the current owners in April 2013 and was the subject of a most comprehensive refurbishment including a full shop refit with structural alterations in June 2015 at a cost in excess of £50,000.
Please note that if a business is VAT registered, all figures exclude VAT.
Takings of £190,396 were reported for the year ended 31 March 2015, this excluding the income from the post office salary and commission package which is paid separately. We understand that the weekly news bill is c £1,000 with 30-40 newspapers collected daily and c 70 at weekends together with magazines.
The business was closed for c 3 weeks in June 2015 during the shop refurbishment and accounts for the year ended 31 March 2016 are awaited.
The combined post office salary and commission income stood at £19,835 (gross) in the year ended 5 April 2016 (£19,767 in the previous year).
REASON FOR SALE:
The partners have a diverse and interesting background and having run the business for more than three years they are now ready to move on again.
The business is run by the two partners with the assistance of two part-time staff working on a fairly flexible basis for 6-12 hours each per week.
Monday to Friday: 8.00am to 6.00pm
Saturday: 8.00am to 2.30pm
Sunday: 8.30am to 12.00 noon
There is an obvious opportunity to increase trade by extending these modest opening hours which have been structured to suit the needs of the current owners.
(all sizes are approximate & should be considered 'nominal'.)
Substantial detached stone built property arranged over two floors under a pitched and tiled roof with two later single storey extensions to the rear accommodating a dining room, spacious kitchen and utility room under a flat roof (we understand this is only 5 years old and that the usual guarantees are in place), the latter adjoining useful shop storage/ancillary facilities under a sloping, tiled roof. We assume that originally the property may have comprised two adjoining cottages. A modern conservatory under a sloping roof has been added to the side elevation at some point. We are advised that the property was fully re-wired in 2015 as part of the comprehensive refurbishment programme.
Set back from the main road the front elevation incorporates a half glazed UPVc entrance door towards the left hand side which gives access to:
Retail Shop and Post Office (10.6m max x 6.3m approx.):
A spacious, extremely well organized and superbly presented retail environment which was completely refitted and fully refurbished by the current owners at substantial cost in June 2015. A visit is essential to be able properly to appreciate the high quality of the fixtures and fittings including a stunning wood effect floor surface and a particularly effective lighting installation adding to the overall ambience.
Three UPVc double glazed windows to the front elevation each with deep sills. Bespoke made, professionally fitted, wooden display shelves adorn the wall space for presentation of a wide range of convenience store items including beers, wines and spirits, also incorporating a newspaper and magazine rack and greeting cards display. Run of brand new, glass fronted, refrigerated display units (2 x double and 2 x single units) to one wall. An island display unit with granite surface matches the L-shaped counter servery towards the rear with integral glazed chiller unit and glazed hot cabinet for pasties and goods baked on the premises. The counter accommodates a Lavazza Blue coffee machine alongside a lottery terminal and electronic till. Small circular table with two chairs for customers. Ice cream freezer. Ceiling mounted air conditioning unit.
The post office counter stands to one end offering a degree of privacy to customers. Payzone. Mobile top-ups.
To the rear of the main shop counter there is a wall mounted ceramic wash hand basin with splash back and a wide passageway with matching wood effect flooring and fluorescent light accommodates a run of fitted floor cupboards under a roll edged work surface with storage shelving/pigeon holes over. A half obscure glazed wooden door towards the rear gives access with a step down to:
Store Room 1 (2.0m x 2.0m approx.):
Vinyl floor covering. Door to:
Store Room 2 (2.3m x 2.2m max):
Painted stone floor. Fitted and freestanding storage racking for stock. Wooden door to:
Created by partition from the main store room space. Low flush WC. Wall mounted, corner wash hand basin with tiled splash back.
Returning to the passageway, an open doorway to the right gives access to the rear of the post office counter via an inner lobby with space for cloaks and wall mounted new alarm system. The post office counter comprises a single position behind low glass screens to the front and a window to the side overlooking the shop. There is useful fitted shelving to the side.
From the passageway, stairs rise to the private accommodation at first floor level and a further door gives access to the kitchen.
Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition.
(all sizes are approximate & should be considered 'nominal'.)
In common with the retail area, the owners’ accommodation is also presented in superb order throughout.
Ground Floor Accommodation:
A door from the passageway/inner hallway at the rear of the shop gives access to:
Kitchen (3.6m x 4.4m):
A spacious and well organized kitchen. UPVc double glazed window to the rear elevation overlooking the garden. Ceramic tiled floor. Inset spotlighting. Attractive range of matching fitted floor and wall units with roll edged work surfaces including a spacious peninsular unit. Electric double oven. 1.5 bowl sink unit with single drainer to the side. Fitted refrigerator. Open doorway to:
Dining Room (4.5m x 3.6m):
Enjoying a twin aspect. UPVc French doors to the rear elevation offering access to the rear garden. UPVc double glazed window to the side elevation. Wood effect floor covering. Radiator. Half glazed wooden door to:
Conservatory (2.5m x 2.4m):
A modern UPVc conservatory with sloping roof attached to the external walls adjoining both the Dining Room and the Lounge. Ceramic tiled floor. UPVc door giving access to/from the very spacious graveled car park at the side of the property and thereby offering independent and private access to the living quarters for the owners.
Returning to the Dining Room a wooden door with beautiful full length stained glass panel opens to:
Lounge (5.7m x 3.4m):
UPVc double glazed window to the front elevation. Further window to the side elevation through to the conservatory. Granite window seat. Exposed stonework. Wood panel ceiling. Wall lighting. Fitted log burner. Marble hearth. Radiator.
Returning once more to the kitchen, a wooden stable type door towards the rear gives access to:
Utility Room (2.1m x 4.2m):
Step down. Ceramic tiled floor. Fluorescent lighting. Floor standing Worcester Heatslave oil fired boiler supplying hot water and central heating. Large window to the rear elevation overlooking the garden. Deep wall recess. Range of matching fitted floor cupboards and roll edged work surfaces. 1.5 bowl sink with single drainer to side. Space and plumbing for dishwasher and washing machine. Space for tumble dryer and freezer. UPVc door opening to rear garden.
First Floor Accommodation
An enclosed, carpeted staircase rises from the inner hallway with wooden hand rail and a quarter turn to a galleried landing with UPVc double glazed window to rear elevation. Access to loft space. Wooden door to wardrobe cupboard. Doors to:
Bedroom 4 (2.3m x 2.3m):
Single bedroom. UPVc double glazed window to rear elevation overlooking the garden. Carpeted. Radiator.
Bedroom 3 (2.3m x 3.0m):
Double bedroom. UPVc double glazed window to the front elevation. Fitted double wardrobe with further fitted open shelving alongside. Carpeted. Radiator.
Bedroom 2 (4.2m x 3.1m):
Large double bedroom. 2 x UPVc double glazed windows to the front elevation. Fitted double wardrobe with further fitted open shelving alongside. Wall lights. Carpeted. Radiator.
Bedroom 1 (5.5m x 3.5m approx.):
Very large double bedroom enjoying a twin aspect. UPVc double glazed window to front elevation and further large tilt and turn UPVc double glazed window to the side elevation (this being of a size to allow larger items of furniture to pass through if necessary). Wall lights. Carpeted. Radiator.
Velux roof light. Short bath with shower attachment over. Ceramic tiled floor. Large ceramic wash basin in vanity unit. Low flush WC with concealed cistern. Radiator.
The size of the plot on which the property stands is a particular feature.
To the front of the property there is a retractable sun canopy over the entrance door and principal shop window. A Royal Mail post box is attached to the wall alongside. A secure wooden box is used for the early morning newspaper/magazine drop. A wooden table and two chairs with adjacent wooden bench offers some outside seating for customers. Also to the front and retained within a low wall is a small area laid to gravel with window boxes.
A substantial graveled car park lies to the right hand side, being partially enclosed by a stone wall running parallel to the main road. Owned by the vendors, a right of way exists across it to a most attractive modern detached property on the right hand side at the rear, which is in separate ownership, but which we understand may also be available to purchase at this time.
The car park also incorporates a mature flower bed and wooden double gates towards the rear left hand side which give vehicular access to the very large, fully enclosed and most private rear garden to the rear, which also accommodates a very spacious detached garage.
A stone patio at the rear of the house may be accessed via French doors from the dining room or via the door from the utility room and offers a spacious outside dining area. A graveled area leads to the garage which is of block construction under a corrugated roof. Wooden double doors open to a 1.5 length parking space but the building is L-shaped and separate pedestrian access may be gained via a UPVc half double glazed door in the side extension.
The garden is fenced to one side with further mature hedging and mature trees, well stocked borders and a spacious lawn leading to a vegetable plot. There are open fields to the rear.
Access is also possible via a wooden gate to the other side of the property. In this area stands the oil tank and the external part of the air conditioning unit serving the shop.
ENERGY PERFORMANCE RATING:
Energy Performance Certificate No: 9000-8983-0322-4120-8014
Energy Performance Asset Rating: 112 Category E
NB: The EPC dates from prior to the extensive refurbishment of the property and a reassessment seems likely to confirm an improved rating.
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