A successful 7 8 bedroom guest house in busy town in Wiltshire. Retirement Sale.

The Property.

The Lodge Guest House is a deceptively spacious four-storey period end of terrace property with off-road parking, placed in the quiet district of Swindon’s Old Town. It has been a guest house since its conversion in 1980 and has recently undergone a comprehensive program of upgrading and refurbishment.

The Lodge is well presented and refurbished to a high standard throughout. The property retains many original features and briefly comprises 7/8 well-appointed individual Letting Bedrooms (two of which incorporates a two-bedroom suite), and sleep up to 16 guests.

Entrance Porch and Reception Hallway; large Conservatory Breakfast Room with small attached Kitchen & separate Utility. Owners/managers accommodation with flexible use either as a small self-contained unit or as an additional ground floor letting room; & Cloakroom. Externally the property benefits from a small walled area at the front of the building with window boxes and an attractive frontage. At the rear of the property, a private Car Park is providing off road parking for up to five vehicles, a Storage Room and Shed.

The Property provides excellent potential as a lucrative bed and breakfast business with good owner’s accommodation or with live-in staff. Currently operating for long term commercial guests (key & essential workers since April 2020) during 48 weeks of the year, there is potential for weekend and tourist trade or price increases to current rates. When previously trading seven days a week for 50 weeks a year, occupancy levels were averaging 88%.

Potential buyers can take advantage of a beautifully spacious and versatile one/two bedroom owners accommodation, with income from 7/8 letting rooms.

Accounts are available for the last twelve years to provide income, overheads and profitability.

Situation:

The Lodge Guest House occupies an excellent trading position, in the heart of the sought after and popular residential area of Old Town, close to the centre of Swindon. Situated on a quiet side street at the end of a terrace of Victorian Town Houses, The Lodge has access at the side of the building providing to the rear of the property and the car park.

The Lodge is conveniently located, a short walk from Swindon Rail & Bus Stations and the main shopping and business areas of Swindon town centre. Swindon itself is a major commercial hub, but also ideally situated for tourists wanting to visit The Cotswolds, Bristol, Bath Spa, Oxford, and the beautiful counties of Wiltshire & Gloucestershire. Swindon boasts excellent transport communications with mainline rail links to London and easy access to both the M4 motorway (junctions 15 & 16) and the M5 motorway (junction 11a) via the A417.

Internal Details:

Main entrance door to the front into Porch. An attractive large Reception Hall with stained glass window panels and glazed front door, with quality carpeting, seating area, stairs to upper floors, reception area and understairs storage cupboard. Spacious Conservatory Breakfast Room comprising five wooden breakfast tables, twelve wooden chairs and a dresser (on which a breakfast buffet is displayed). Throughout the last year the breakfast room has not been used due to Covid restrictions as the rooms have been occupied on a Room Only basis. An adjoining kitchen comprises modern base and wall mounted kitchen units with ample work surface areas. Part tiled walls, inset stainless sink unit, two under-counter refrigerators, gas cooker with single oven and grill, & extractor hood. Separate utility area houses a free-standing fridge-freezer, washing machine, tumble dryer & door to the rear. Vinyl floor covering. Guest Cloakroom.

Letting Accommodation.

The property offers 7/8 ensuite letting bedrooms which can accommodate up to 16 guests located on the ground, lower ground, first and second floors. Each of the guest bedrooms is equipped with a remote flat-screen television, tea and coffee making facilities, hairdryers, irons/ironing boards and Wi-Fi. Many have additional fridges and microwaves. All of the bedrooms are well presented and furnished with well-proportioned rooms which briefly comprise: Room one (approx. 100 sq ft). A double bedroom on the first floor with front-facing the bay window and an ensuite bathroom. Room two (approx. 80 sq ft). A good-sized single bedroom on the first floor with rear aspect overlooking the park with an ensuite bathroom. Room three (approx. 70sq ft). A small single on the first floor with an ensuite shower room. Room four (approx. 80 sq ft). A single bedroom on the first floor overlooking the car park and park beyond with an ensuite shower room. Room five (approx. 80 sq ft) is a good-sized single bedroom on the first floor with rear aspect and an ensuite shower room.

A small separate shower room. An airing cupboard and storage cupboards on the landing.

Room six is a large, dual aspect family room (approx. 180 sq ft) on the second floor with Velux windows and a bathroom. A lower ground floor room (room 8) with separate access from the rear of the building comprising two separate bedrooms (twin approx. : 110 sq ft and single approx.. 70 sq ft) overlooking the car park, with a shared hallway and shower room.

Private Accommodation. :

The ground floor consists two bedroom accommodation (main room 132 sq ft & adjoining room 51 sq ft) and a large bathroom with a shower above a corner bath (this room is currently used as a letting room - Room 7). The second bedroom could be converted to a walk-in wardrobe or study.

The private accommodation also comprises a large lounge with an ornate white fireplace, bay window with front aspect and hardwood flooring. Large 'family room' with patio doors and hardwood flooring, which is currently used as a staff bedroom. Separate shower room and WC. The guest house kitchen is for owner/occupier use outside of breakfast hours and is adjacent to the staff/owners accommodation.

External Details.

To the front of the property is a private gravelled area, fronting Hunt Street with a low brick boundary wall and wrought iron railings and gate. A tarmac public lane to the side of the property leads to the rear entrance, partly a high brick boundary wall and partly fenced with a five bar (farm style) gate with access to the car park, rear pedestrian access, shed for wheelie bins and storage room.

The Business.

The Lodge Guest House is an established and well-regarded bed and breakfast/guest house business. The business benefits from a prime position in a popular residential area. It enjoys excellent levels of repeat business and word of mouth recommendations. The Lodge has an impressive guest rating of 8.5 (out of 10)withbooking.comand enjoys excellent reviews with Expedia, Trip Advisor & Google. Originally converted to a Guest House in the 1980s, it has been under the current ownership since 2003 and has been improved and refurbished to its current impressive rating of four stars for Guest Accommodation with VisitBritain.

Accommodation is provided on either a room only or bed and breakfast basis, and evening meals are not offered. The business enjoys a five-star Food Hygiene Rating with Swindon Borough Council. A current Fire Certificate is in place, together with both Certificates of Gas & Electrical Safety. There is also an Access Statement and Health & Safety Information shown on the website, together with the current Terms and Conditions of Trade. The business carries a PPLPRS (Music) Licence.

The current tariff ranges from £30.00 to £75.00 per night, dependant upon room size and occupancy. The Lodge Guest House benefits from its own website https://www.thelodgeswindon.co.uk, which provides further information and photographs, and can be found on Facebook, Twitter, Linked In & Instagram.

Trading Information.

To fit in with the current Covid restrictions, the trading of the business is currently room only with room servicing being carried out weekly (unless requested). However, accounts are available to show how the company has previously traded. When operated to its full extent, past turnover has exceeded £130,000 per annum and has potential with current pricing to achieve £150,000 per annum. Full details and trading information can be made available to interested parties following a formal viewing appointment.

Potential.

The Lodge Guest House represents an excellent opportunity to purchase an established and well-regarded business in a sought after and busy trading location. Business in sought after locations such as Swindon are always in short supply, but those who provide such a genuine potential for future growth in the market, such as The Lodge Guest House, are very rare. An internal viewing is essential to fully appreciate all that this important business and property have to offer. The owners are prepared to provide a full handover and any training to prospective purchasers if so required.

EPC.

C-61

Services.

All mains services are connected to the property. Commercial Rates. Zero due to small business relief.

Price & Tenure.

Offers are invited in the region of £499,995 for the freehold interest as a going concern business and full trade inventory — vacant possession upon completion. Capital Allowances benefits for three years are offered as part of a successful sale.

Financials.

Turnover: 12 years of accounts available for inspection.

Profit: 12 years of accounts available for inspection.

Plans & Drawings.

Full floor plans and planning permissions are available upon request.

Viewings.

Viewings can be organised via appointment with the vendors or third party if preferred.