The A39 ‘Atlantic Highway’ follows the line of the coast between Barnstaple in North Devon and Newquay in North Cornwall aiding tourists to discover the natural features, historic attractions and dramatic coastal scenery. Camelford sits astride the road between Bude and Wadebridge and has always been popular as a base for walkers, as a stopping off place close to the highest points on Bodmin Moor and as a starting place for those pursuing the Arthurian legend. With Boscastle, Tintagel and Port Isaac all nearby the town, which has been expanding in recent years with new residential development, benefits from a significant seasonal uplift in trade whilst enjoying a good core trade throughout the year.
This café with adjacent sandwich bar/takeaway occupies a most attractive and enviable trading position immediately adjacent to, but well above, the River Camel in the centre of the town and opposite the main town centre car park and public conveniences. Operated in the current format for c 15 years the layout offers a good deal of flexibility. The premises are nicely presented and very well equipped and appear ideal for a working couple or family seeking a low cost lifestyle opportunity with growth potential. A full internal inspection is strongly recommended to be able to appreciate fully what is on offer.
The arrangement of the premises enables the sandwich bar/takeaway and café to operate at different times of the day to maximize income and minimize staff cost.
The takeaway menu offers a comprehensive range of take away options including breakfast baps, burgers, chips, hot pasties and sausage rolls, jacket potatoes, filled sandwiches, baguettes and paninis, salad boxes, tray bakes, cookies and a selection of hot and cold beverages as well as ice creams.
The café offers a full breakfast menu, light lunches with daily specials, together with all the options from the takeaway menu as well as cream teas and is deliberately structured to be easy to manage and run.
We understand that the premises were formerly a hair salon but have operated as a café with adjacent sandwich bar for at least 15 years.
Please note that if a business is VAT registered, all figures exclude VAT.
Sales of £63,617 were reported for the year ended 5 April 2016 and, whilst the figure reduced to £59,570 in the year to 31 March 2017, the vendor estimates that sales have recovered in the year to 31 March 2018.
More detailed financial information will be made available to seriously interested parties upon completion of a form of confidentiality agreement and following a brief exchange with Adams & Co as to financial position and ability to proceed.
REASON FOR SALE:
The family is moving to North Devon, which is just too far to travel on a daily basis.
The business is run by the vendor with the assistance of two part time staff, one who works 16 hours per week, the other a maximum of 5 hours per week. Youngsters are employed on a casual basis on Saturdays and during the school holidays, particularly during the summer peak.
Monday to Saturday: 9.00am to 5.00pm (Summer) and 9.00am to 3.00pm (Winter)
NB the business is currently closed on Tuesdays purely to suit the needs of the vendor.
(all sizes are approximate & should be considered 'nominal'.)
The pretty café occupies the ground floor of a period property arranged over 2 floors under a pitched roof. The dining area which accommodates up to 22 covers as presently arranged is served by a spacious and well equipped commercial kitchen facility to the rear
Alongside the café and inter-connecting with it, is a much more contemporary addition in the form of a single storey property which accommodates the sandwich bar/takeaway. Slightly set back from the café and at an angle to it, this most attractive extension benefits externally from a small paved area with space for an ‘A’ board adjacent to the town bridge. The paved area leads towards the rear to a staff/customer WC facility accessed only from the outside.
Camelford is one of the highest towns in England and here the River Camel is of modest proportions. Above the town bridge a weir interrupts the natural water flow and below the bridge, adjacent to the sandwich bar and tea garden, the river runs through a deep, man made culvert with stone revetments which represents effective management of the water course.
Above the café, the first floor 2 bed residential accommodation, which is accessed independently from the rear, is let separately by the landlord and does not form part of the lease. We understand, however, that it does become available periodically and the opportunity may present itself in the future for this to be rented.
The premises can only properly be appreciated from a full external and internal inspection and the following is intended to provide only a brief summary of what is on offer:
The Sandwich Bar/Takeaway:
Double fronted with a half glazed wooden front door centrally set between 2 x twin pane wooden windows. Of slightly irregular shape the unit has a sloping ceiling, exposed beams and two sky lights. There is a ceramic tiled floor, suspended lighting, 2 x serve over display units (one for hot food, the other for chilled), a single wooden table with chairs providing 4 covers and one large and two small wall mounted menu boards. In the customer space there is a shallow roll edged shelf currently accommodating takeaway cutlery, condiments and some brochures for local attractions.
In the staff area, to one side there is a roll edged work surface with two fitted double cupboards under, which accommodates a coffee machine, Iberital coffee grinder and knock box (rented all together at c £120 pm), a Lincat water boiler and Sharp electric till with two wooden shelves over. To the other side, a further roll edged surface accommodates a Falcon Prolite oven with matching Beko fridge and freezer below. To the rear wall there is an upright freezer and a further refrigerator together with a stainless steel sink unit with single drainer to the side set into a roll edged work surface with fitted cupboard under, tiled splash back and wall shelf over. There is also a small ceramic wash hand basin with wall mounted paper towel dispenser over and a freestanding stainless steel prep table. A gas fired water heater supplies hot water for the combined premises.
For the use of staff only, to the side a pair of one third height swing doors lead with three steps down (and restricted headroom) to:
Customer entrance to the café is via a half glazed wooden front door standing to the right hand side of a large plate glass window of one large and 4 smaller panes with prominent signage over. Offering 22 internal covers as presently arranged with tiled floor, part wooden wall paneling and feature suspended lighting. There are exposed beams, a former fireplace feature accommodating a ‘wood burner style’ electric heater with wooden surround and clock over and one large and one small wall mounted menu blackboard.
Wooden tables and chairs with additional wooden bench seating with cushions are arranged attractively and additional furniture includes a small dresser, a period hall stand with mirror and space for cloaks, a wooden side table in an alcove, a child’s high chair and a small bottle chiller. Worthy of special mention, to the rear wall is an attractive settle/wooden bench with feature back rest. Wooden double doors to one side give access to a fitted store cupboard. To the rear a doorway gives access to:
Of slightly irregular shape, a half glazed wooden door, set at an angle, gives access to the rear courtyard . There is a UPVC double glazed window to the rear elevation, a tiled floor, mainly tiled walls and fluorescent lighting. There is a stainless steel sink unit in the window alcove with fitted cupboard under and a wall mounted ceramic wash hand basin with paper towel dispenser to the side. Equipment includes a Kenwood oven with 5 gas burners and extraction unit over, deep fat fryer, a Silesia Velox fast grill (new very recently at c £1,000), commercial toaster, two microwave ovens and a Buffalo griddle. There is a stainless steel prep table and a roll edged work surface with open storage under, an upright freezer, upright refrigerator, a mobile trolley, a Beko dishwasher and suspended insect killer.
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'.)
A paved footpath to the side of the sandwich bar and adjacent to the bridge gives access to the rear of the property. Here, to the right and forming part of the main building, but accessible only from the outside, a wooden door gives access to a single cubicle customer and staff WC facility.
NB Access to the rear is shared with the tenant of the flat above as well as with the neighbouring commercial properties.
The premises are held under a 10 year lease dating from July 2009 which runs until 9 July 2019. Rent of £800 per month is currently payable. It is anticipated that the landlord will be happy to grant a new 10 year lease on similar terms to the purchaser at the time of purchase to provide the necessary certainty of tenure.
ENERGY PERFORMANCE RATING:
Energy Performance Certificate no: 9782-3015-0844-0200-2021. Band D. Rating 79
Vendors and Buyers each to meet their own legal costs, but if a lease is to be assigned from the vendor to the buyer they will also be expected to share the landlord’s legal costs on a 50/50 basis. If a buyer wishes to negotiate a ‘new’ lease, they will be responsible for all the landlord’s legal costs.
This information has been obtained either from the current rate demand for the property, or by telephone from the local authority. The amount payable is the standard rate for the Rateable Value shown. In some circumstances this may vary, and therefore it is recommended that. potential buyers make their own enquiries through the local authority to check whether the rateable value remains correct and whether the rates payable will be the figure quoted above.
The premises have a rateable value of £9,200. As such the business currently qualifies for 100% Small Business Rates Relief and no business rates are payable in 2017/18.
We understand that mains electricity, water and sewerage services are all connected. LPG Gas is supplied by means of bottled delivery.
The vendor is asking £22,500 for the leasehold interest, business goodwill, equipment, fixtures and fittings, subject to inventory, plus stock at valuation.
The vendor advises that stock generally has a value of little more than £500