Dc2140 Superbly Presented Guest House In Elevated Position St Ives Cornwall | | St Ives Cornwall | | STUNNING VIEWS OVER ST IVES BAY 11 GUEST SUITES PLUS OWNERS PRIVATE ACCOMMODATION SHORT WALK FROM TOWN CENTRE AND SEVERAL BEACHES STRONG UNDERLYING TRADING PERFORMANCE CONSENT ALSO HELD FOR CONVERSION TO 8 APARTMENTS PRIVATE CAR PARK | | BUSINESS FOR SALE ADVERT DETAILS ADVERT NUMBER : 67715
ADVERT IMPRESSIONS : 17,659 TIME(S) | | | | BUSINESS SECTOR: | Hotels / Pubs / Accom | | TRADE TYPE: | Bed & Breakfast | | SALE: | Agent Sale | FREEHOLD: | £765,000 | | | | | | | | | | Add this business advert to your: | | | | | | | | | | | | | | | BUSINESS DETAILS: | LOCATION:
The property is located in a prime and elevated trading position in Talland Road, St Ives, Cornwall, within 5 minutes walk of the town centre and within a short walk of several wonderful beaches. The views from the front of the property are truly stunning being across St Ives Bay and up the North Cornish Coast and must be seen to be fully appreciated.
BUSINESS:
This large guest house occupies an elevated position with stunning coastal views, is presented to a high standard and offers new owners the opportunity to generate substantial sales without immediate further investment. Arranged to offer 11 guest suites, all with ensuite facilities, the property also provides good sized owners accommodation which includes a beautiful ground floor lounge with period features and wonderful outlook. There is a private car park to the rear.
All rooms have their own ensuite facilities with full central heating available for winter breaks, colour television with Freeview and tea and coffee making facilities. Free wi-fi internet access is available from the Guests Lounge (with password).
The 2011 tariff for B&B terms (which includes full English, continental and vegetarian breakfast options) ranges from £32 pppn to £50 pppn.
The current owners have invested significantly to develop the property and business including the installation of a full wireless fire alarm system, smoke detectors and self-closing fire doors to all bedrooms.
They have also secured full residential planning consent for the conversion and extension of the property to provide 8 self-contained apartments (5 x 2 bed plus 3 x 1 bed), a neighbouring property having been redeveloped very successfully in this manner in recent years.
YEARS ESTABLISHED:
We understand that the guest house traded as such for many years prior to acquisition of the property and the business by the current owners in June 2004.
TRADE:
Please note that if a business is VAT registered, all figures exclude VAT.
The vendors have installed the Eviivo Frontdesk on-line booking system in the past 12 months which has demonstrated the power of being linked to websites such as Expedia, bookings.com, laterooms and lastminute.com. Accounts for the past three years (to 5/4/11) show trading close to the threshold Vat registration threshold (currently £73,000 pa) but we believe that the on-line booking system now in place can deliver sales of c £100,000 if desired by the new owners.
REASON FOR SALE:
The vendors wish to return to the Home Counties to be nearer their grandchildren, having enjoyed their sojourn in St Ives
STAFF:
The vendors employ contract cleaners and operate the business without any employees
OPENING HOURS:
The vendors usually take a break of 2-3 weeks during October/November each year, closing the property in their absence but otherwise trade throughout the year.
BUSINESS PREMISES:
(all sizes are approximate & should be considered 'nominal'.)
This substantial semi-detached property dates from the Victorian era, being of local granite construction under a pitched and tiled roof with later extensions to the side, to the rear and a full attic conversion to provide additional letting accommodation understood to have been undertaken during the 1970s.
The main entrance is located to the side elevation. A half-obscure glazed entrance door with matching panel to the side with step up gives access to:
Outer Hall (3.8m x 1.5m):
A spacious and welcoming hall
Attractive wooden wall paneling to the lower wall and painted exposed stonework to one side
Doors to:
Guests WC:
High level obscure glazed window to rear elevation
Vinyl floor covering
White suite comprising pedestal wash hand basin and low flush WC
Guests Lounge (5.3m x 3.8m):
Externally this represents a single storey extension to the main house under a flat roof
A delightful, bright and beautifully presented room with twin aspect and far reaching views
Large window to both front and side elevation
Ceramic tiled floor
Inset overhead lighting
Attractive wooden wall paneling to the lower part of three walls and part exposed stonework
Furnished to provide 2 x 2 seat matching settees, matching armchair and circular glass topped table with 4 chairs
TV point
The Outer Hall leads to:
Inner Hall (4.8m x 2.0m):
Small step down
Wooden wall paneling to the lower wall
Period plaster cornice
Feature light fitting
Radiator with thermostatic control
Door to Owners Private Lounge (see below)
Wooden door with small glazed panel giving access to the staircase leading to the first floor accommodation
Door to:
Guests Dining Room (5.8m x 4.2m):
Tall recessed window to side elevation
Combination of high level wooden wall paneling and exposed stonework
Attractive wood effect laminate floor covering
Period plaster cornice
Picture rail
Arranged to provide 20 covers (10 x tables for 2)
Feature stone and brick fireplace
Feature wall recess
Two radiators with thermostatic controls
Wooden swing door with small glazed panel giving access to/from
Kitchen (4.6m x 3.9m plus alcoves):
Window to side elevation
Wood effect vinyl floor covering
Spacious commercial kitchen with largely tiled walls
Range of matching floor and wall cupboards with roll edged work surfaces and storage under
Stainless steel double sink with single drainer to side with cupboard under and tiled splash back over
6 burner range with double oven
Warming oven
Wall mounted salamander grill
2 x Hotpoint dishwashers
Microwave oven
2 x toasters
Upright freezer and separate larder refrigerator
Wooden door to walk in larder
Floor standing Clyde gas fired boiler providing hot water and central heating to the majority of the property being linked to a water tank in an airing cupboard on the first floor landing
Separate Andrews electric immersion heater providing hot water for the kitchen, owners private suite and bedrooms to the rear of the property at first floor level
Wooden door leading to private accommodation (see below)
Half glazed wooden door to side elevation giving access to:
Side Lobby (1.9m x 0.9m):
A single storey extension to the side of the property under a flat roof
Glazed panels to one side
Vinyl floor covering
Space for cloaks
Washing machine in recess
A wooden outer stable type door gives access to the enclosed courtyard to the side of the property
Guest Suites:
There are 11 Guest suites and for ease of identification the room numbers shown below match those in the property.
Returning to the Inner Hall a wooden door with small glazed panel gives access to a fully enclosed, carpeted staircase with feature banister rail which rises to a small central landing. 4 stairs rise with a half turn towards the front of the property to a galleried landing with wooden doors to:
Room 7 (4.8m x 3.5m plus large angled bay):
An exceptional double bedroom suite, very tastefully decorated and furnished, benefiting from stunning panoramic views of St Ives Bay
Large bay window to front elevation
Feature light fittings
2 x radiators with thermostatic controls
TV point
Wooden, sliding door to ensuite bathroom (bath with electric shower over and splash panel to side, pedestal wash hand basin and low flush WC)
Room 6 (3.0m x 2.9m leading to further room 2.9m x 1.6m):
A family suite incorporating one double bedroom with adjoining single bedroom
Double bedroom with window to side elevation
Large fitted wardrobe
Radiator with thermostatic control
Door to ensuite shower room (shower cubicle, pedestal wash hand basin and low flush WC)
Door to single bedroom
Window to front elevation
Pedestal wash hand basin with tiled splash back and mirror over
Radiator with thermostatic control
Wooden door (unused) formerly interconnecting with Room 4
Room 4 (2.7m max x 4.8m plus bay):
Family suite incorporating double bed and bunk beds
Walk in bay window to side elevation with window seat and far reaching views
Picture rail
TV point
Radiator with thermostatic control
Door to ensuite shower room (shower cubicle, pedestal wash hand basin and low flush WC)
A further wooden door on this part of the landing gives access to an airing cupboard with hot water tank fed from the Clyde gas fired boiler located in the Kitchen.
Returning to the small central landing a single stair rises to the rear landing leading to:
Room 3 (3.0m x 3.2m):
Twin bedded room
Small wooden sash window and second larger window to side elevation
Radiator with thermostatic control
TV point
Wooden door to ensuite shower room (shower cubicle, pedestal wash hand basin and low flush WC)
An open archway on the landing leads on to:
Room 2 (3.0m x 2.6m):
A double bedroom
Window with deep wooden sill to side elevation
Radiator with thermostatic control
TV point
Door to ensuite shower room (shower cubicle, pedestal wash hand basin and low flush WC)
A further open archway on the landing leads to:
Room 1 (3.7m x 2.8m):
A double bedroom
Large window to rear elevation
Built in wardrobe
Wooden door to recessed cupboard
TV point
Pedestal wash hand basin with tiled splash back, mirror and light over
Ensuite shower room (shower cubicle and low flush WC)
Radiator with thermostatic control
At the end of the rear landing a wooden door with small obscure glazed panel represents the fire escape from the first floor opening onto an external wooden staircase descending to the paved patio below the rear car park.
Returning to the front landing, situated beyond the galleried area an obscure glazed panel encloses the staircase which rises to the second floor accommodation, formed through a substantial attic conversion understood to have been completed during the 1970s. The staircase is accessed via a wooden fire door with glazed panels.
The stairs rise with a feature banister rail to a further galleried landing with a wooden Velux type skylight to the front elevation. To the front wooden doors give access to:
Room 14 (4.2m x 3.0m in main part plus entrance corridor of 2.9m with fitted cupboards to side)
Part restricted ceiling height
Family suite with double and single beds
Window to front elevation with stunning panoramic views over St Ives Bay and window seat recess
Metal framed skylight to the side elevation
Radiator with thermostatic control
TV point
Wooden door to ensuite shower room (shower cubicle, pedestal wash hand basin and low flush WC)
Room 12 (4.3m x 3.1m max):
Part restricted ceiling height
A family suite with double and single beds
Window to side elevation
Radiator with thermostatic control
TV point
Wooden door to ensuite bathroom (bath with hand/mixer shower attachment, pedestal wash hand basin and low flush WC)
Returning to the galleried landing stairs down to the rear lead to:
Room 11 (2.8m x 2.6m):
This room is currently only used for storage but appears to be in good order and suitable to let without additional investment
Part restricted ceiling height
A double bedroom
Window to side elevation
Radiator with thermostatic control
TV point
Built in wardrobe
Pedestal wash hand basin with tiled splash back, mirror, shelf and light over
Wooden sliding door to ensuite shower room (shower cubicle and low flush WC)
Room 10 (3.0m x 2.6m):
A double bedroom
Window to side elevation
Radiator with thermostatic control
TV point
Pedestal wash hand basin with tiled splash back, mirror, shelf and light over
Wooden sliding door to ensuite shower room (shower cubicle and low flush WC)
Room 9 (3.3m x 2.7m):
A double bedroom
Window to side elevation with distant angled view towards the Eastern side of St Ives Bay
Radiator with thermostatic control
TV point
Pedestal wash hand basin with tiled splash back, mirror, shelf and light over
Wooden sliding door to ensuite shower room (shower cubicle with low flush WC)
At the end of the landing to the rear a wooden door represents the fire escape opening onto an external wooden staircase with handrails to the side, which descends into the car park to the rear of the property.
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'.)
A wooden door from the Rear Hall opens into:
Owners Private Lounge (4.8m x 5.0m plus deep angled bay)
A stunning room with large angled bay window to the front elevation offering far reaching views over St Ives Bay
Feature stone fire place with tiled inset and matching hearth
Period features include plaster coving, deep skirting boards and a picture rail
Feature light fitting
2 x up lighters to chimney breast wall
TV and telephone points
Radiator with thermostatic control
A wooden door from the Kitchen gives access to:
Owners Bedroom 2 (4.3m x 3.1m):
2 x windows to side elevation
Central feature light fitting with integral cooling fan
Fitted wardrobe
Storage recess
High level wooden cupboard housing fuse boxes
Radiator with thermostatic control
Wooden door to:
Owners Bedroom 1 (3.4m x 2.8m):
2 steps up
2 x shallow obscure glazed windows to rear elevation
Fitted wall paneling to part of the lower wall
Radiator with thermostatic control
Wooden door with obscure glazed panel to:
Family Bathroom (2.7m x 2.0m):
Step down
2 x high level obscure glazed windows
Vinyl floor covering
Part tiled walls
Bath with shower attachment over and fitted rail for shower curtain
Matching pedestal wash hand basin and low flush WC
OUTSIDE:
To the front of the property a low granite wall with centrally set entrance gate gives access to the front garden which is mainly laid to gravel with mature flowering shrubs. Steps rise to a paved area with a circular wooden table with two seats used by guests to take in the sun whilst waiting for their partners.
The paved area extends around the side of the property to the main entrance, beyond which there is a small paved courtyard with a rainwater tank and a wooden stable type gate opening to a further courtyard with access to the Kitchen via the Lobby. Two large, wooden, storage sheds stand to the side wall, the smaller with flat roof and the larger with pitched roof.
Beyond the sheds a further wooden gate gives access to two flights of stone steps, each with wooden handrails to side, rising first to a rear patio garden with mature shrubs and flower borders and a telescopic clothes dryer and then rising further to the rear car park, which is capable of accommodating 9 vehicles with a degree of cooperation.
Separate wooden staircases, representing the fire escapes to the rear of the property, descend from the second floor accommodation to the car park level and from the first floor accommodation onto the rear patio respectively.
PLANNING CONSENT FOR CONVERSION:
Planning consent was obtained from Penwith District Council on 26 August 2008 for the change of use and conversion of the guest house to form 8 self contained apartments to include construction of a 3 storey extension to the rear with an external staircase.
An extension of this consent was granted by Cornwall Council on 20 July 2011.
Adams & Co hold copies of both site and floor plans for the redevelopment which would create 5 x 2 bed apartments (3 at the front of the property with bathrooms and en-suites and a further 2 with full bathroom facilitie) each with one allocated parking space with 3 x 1 bed apartments.
Dependent upon the quality of finish the vendors estimate conversion costs in the range £400k to £500k. Dependent upon prevailing market conditions at the time of project completion and the quality of finish of the respective units, the gross value of the completed units seems likely to fall in the range £1.5m to £1.8m. | | | | | | FOR SALE | | | | | REFERENCE: | DC2140 / RightBiz | | | | | | Request more information about this business.. | | ENQUIRIES: | | | | CONTACT SELLER TO GET THE SELLERS DIRECT CONTACT DETAILS AVAILABLE TO MEMBERS ONLY | | | | | | | | | | | |
