HIGHLIGHTS:
• SUPERB LOCATION 70 YARDS FROM BEACH
• 8 LETTING BEDROOMS AND REAR CAR PARK
• SPACIOUS SELF CONTAINED OWNERS’ SUITE
• RECONFIGURED AND UPGRADED BY PRESENT OWNER
• CONSISTENT TREND OF INCOME GROWTH
• UNRESTRICTED STREET PARKING IMMEDIATELY OUTSIDE
• ATTRACTIVE WEBSITE
LOCATION:
Weymouth Bay is a sheltered bay on the south coast of England, in Dorset, situated approximately half-way along the UNESCO Jurassic Coast World Heritage Site, a 95-mile (153 km) long stretch of coast, important for its varied geology and many unique landforms. It is protected from erosion by Chesil Beach and the Isle of Portland, and includes several beaches, notably Weymouth Beach, a gently curving arc of golden sand which stretches from the resort of Weymouth, along to the suburb of Greenhill, and the villages of Lodmoor and Preston, and terminates at Bowleaze Cove — the area is a haven for watersports, windsurfing, scuba diving, jet-skiing, surfing and swimming. This beauty has earned the bay the title of 'England's Bay of Naples'
The bay's waters are excellent for sailing — in many cases regarded as the best sailing waters in northern Europe. Home to the Weymouth and Portland National Sailing Academy, Weymouth and Portland will host sailing events for the 2012 Olympic Games which will bring a whole host of visitors to the town for the very first time, many of whom are felt likely to return in subsequent years.
The town’s shopping centre is partially pedestrianised and fairly compact. There is a wide range of shops including both well-known major high street names and a significant number of locally valued independent retailers. To the western end stands Brewers Quay, a unique shopping village packed with specialist shops and attractions.
Weymouth's Pavilion Theatre hosts a variety of musicals, dramas and comedy shows all year round.
BUSINESS:
This family run guest house stands in an enviable position at the eastern end of Weymouth’s famous Regency Esplanade approximately 70 yards from the beach.
A particular benefit is the spacious rear car park, which accommodates up to 6 vehicles, together with the unrestricted street parking immediately in front of the property, which is unavailable this close to the sea front elsewhere in the town.
The property, which has been reconfigured by the present owner, offers a choice of rooms from a family room or double ensuite with super king or king sized bed, to a double bedroom with ensuite facility on the ground floor for guests with mobility difficulties, or a single with shared facilities for those on a lower budget. There are 8 letting bedrooms altogether including 5 with spacious and high quality full ensuite facilities, 1 with ensuite WC and two single rooms with shared use of a shower facility and WC, a most attractive and fully refurbished galley-style kitchen and a self contained and spacious owners’ suite at lower ground floor level.
All rooms are centrally heated and equipped with digital TV and DVD players, tea and coffee making facilities, hair dryers and clock radios. The business offers bed and breakfast terms, including a full ‘Dorset’ breakfast, uses quality Dorset produce wherever possible and caters for special diets if required. Children are welcome.
The present owner has achieved significant income growth over the past three years and has built up a good level of repeat trade with both holiday visitors and contractors working on the significant town centre and ring road system redevelopment projects associated with the forthcoming Olympic sailing events but which will continue to deliver material benefits to both traders and visitors thereafter.
YEARS ESTABLISHED:
The business is understood to have traded as a guest house for many years but had been closed for 6 months when the current owner acquired the property in February 2008, following which the accommodation was reconfigured to the present layout.
TRADE:
Please note that if a business is VAT registered, all figures exclude VAT.
Income has been growing steadily over a three year period. Sales in the year ended 31 March 2010 stood at £45,327 (£29,614 in the first year of trading following re-opening to 31 March 2009) and accounts for the year ended 31 March 2011 confirm that sales have grown further to £55,338.
REASON FOR SALE:
The business is run for the vendor by a young lady who is now expecting a second child and wishes to take time out to look after her growing family. Accordingly it has been decided to offer the property and business for sale.
STAFF:
The young lady, who lives on the premises, has run the business without additional staff with the occasional assistance of other members of the family when required.
OPENING HOURS:
The business trades on an all year round basis.
BUSINESS PREMISES:
(all sizes are approximate & should be considered 'nominal'.)
The property, which forms part of a terrace, is believed to date from c 1880, is of brick construction under a pitched and tiled roof, bay fronted with a rear tenement, and is laid out over 4 floors, although in common with almost all properties of this period, at first and second floor level the accommodation in the rear tenement is accessed via the half landing.
The property retains many period features including sash windows to the front elevation, but has been sympathetically upgraded and reconfigured internally by the current owner to offer most comfortable letting accommodation with high quality beds, bedding and soft furnishings, a most attractive galley style kitchen on the ground floor and a spacious self contained owners’ suite at lower ground floor level. The property benefits from gas central heating and a pressurized hot water system with all showers being mains powered.
The full benefits of this substantial period property can only be fully appreciated by an external and internal inspection, and the following brief summary description does not attempt to include details of all period features or of internal fixtures such as lighting, floor coverings or radiators.
A colour-washed, low stone wall to the front of the property encloses a small flower bed in front of the bay window and, to the side, period floor tiles lead to the wooden front door, half glazed with 8 obscure glazed panels and further glazed panel over, under an attractive sun canopy bearing the business name. A step up from street level gives access to:
Lobby:
Ground Floor Hall:
Dining Room (4.4m max x 3.9m plus bay):
Bedroom 1 (3.0m x 3.7m max): Double. Ensuite shower room.
Inner Hall with door to:
Kitchen (3.9m x 2.4m):
The feature staircase rises from the Ground Floor Hall to a half landing. Two steps up to the rear gives access to a linen cupboard opposite a WC with obscure glazed UPVC window to side elevation. Door to:
Bedroom 2 (2.4m x 2.9m max): Single with private use of adjacent WC and shared use of shower room on second floor landing.
From the half landing stairs rise to the first floor landing with doors to:
Bedroom 3 (3.7m x 3.0m): Double. Ensuite shower room.
Bedroom 4 (4.9m max x 3.8m plus bay): Family room. Large ensuite shower room.
From the first floor landing stairs rise to a half landing above and a door (below average height) to:
Bedroom 5 (2.4m x 2.9m plus doorway area): Double. Shared use of shower room with WC on second floor landing.
From the half landing stairs rise to the second floor landing with access to loft, wooden sash window to the rear elevation, sliding door to shower room with WC (macerator waste) and doors to:
Bedroom 6 (3.7m x 3.0m max): Double. Ensuite shower room.
Bedroom 7 (3.8m x 3.0m): Double. Ensuite shower room.
Bedroom 8 (2.0m x 2.8m): Single. Shared use of adjacent shower room with WC on second floor landing.
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'.)
From the rear of the Ground Floor Hall an enclosed staircase descends to the self contained owners’ private suite on the lower ground floor.
Inner Hallway:
Open Plan Studio (split level 3.2m x 3.4m plus 3.9m x 3.0m): French doors opening onto rear courtyard.
Child’s Bedroom (2.4m x 2.1m):
Rear Lobby:
Doors to rear courtyard and Ensuite Bathroom:
OUTSIDE:
There is considerable space to the rear of the property in addition to the private car park. Both the neighbouring properties have been substantially extended to the rear and we can see no obvious reason why planning consent would not be forthcoming to permit similar development to this property.
From the lower ground floor at the rear of the property French doors from the owners’ Open Plan Studio and a further door from the Rear Lobby give access to a spacious, tiled courtyard (5.9m x 2.8m approx) leading to a large outhouse (4.2m x 2.1m approx), single storey under a sloping roof and divided internally into two areas with all mains services connected and accommodating a commercial size washing machine (8kg capacity), commercial tumble dryer and freezer as well as offering significant storage space.
Adjacent to the rear wall of the tenement stands a former WC, now used as an additional store.
To the side of the outhouse a wide paved area leads to a large rear paved patio with large wooden shed to the side, telescopic clothes line, flower bed with mature shrubs to the other side and to the rear with wrought iron gate leading to the:
Rear Car Park
• Accessed via Grange Road
• A spacious open car park with party walls to either side capable of accommodating 6 vehicles with a degree of co-operation
It is pertinent to add that there is unrestricted street parking immediately outside the front of the property in Dorchester Road available on a first come, first served basis.