This property is no longer on the market
Hotel
Property description & features
- Tenure: Freehold
- Detached purpose built guest house
- On the South West Coastal Footpath
- Located at Ilfracombe close to beaches
- 10 Bedrooms
- Private owners 1 bedroom suite
- Housekeepers bedroom
- Private parking
- Part double glazing
- Gas CH
- Takings £110,000 per annum
LOCATION
In a most convenient yet peaceful spot set back from a private road and fronting onto the South West coastal footpath the property is at the start of the Torrs National Trust coastal reserve and therefore ideally placed for tourists.
Nearby is the famous Tunnels Beaches, a popular private beach approached via a tunnel dug deep into the rocks which now operates as a wedding venue.
In the other direction just up the footpath is the rocky and isolated White Pebble beach. The picturesque harbour and pier where Damien Hirst’s statue ‘Verity’ stands is about 1 mile away with all seafront amenities and tourist facilities on hand.
AGENTS NOTE
Avoncourt Lodge offers a splendid home and income opportunity or alternatively this property has potential to convert to residential apartments or maybe as a building site for a new build, all subject to the necessary planning permission.
THE PROPERTY
This is a purpose built bed and breakfast, first opened in 1964, so no structural issues known to the vendor. There are 10 en-suite bedrooms, 6 doubles, 2 singles and 2 twins. There is a fully stocked bar, comfortable guest lounge, dining room, drying room, office and fully equipped kitchen on the ground floor. The owners flat has a large private sitting room, bedroom and bath and there is a second private bedroom with bath on the ground floor. Parking is wholly owned and adequate for 10 vehicles.
The property has gas fired central heating, with twin boilers installed in recent years. All the rooms have doubled glazed windows installed within the past 5 years and several have lovely views to the South, in a sheltered position overlooking Ilfracombe with direct access to the Torrs path.
The rooms all have recently been fitted with wooden venetian blinds for cleanliness, the full length bath tubs have new shower screens, new beds, new mattresses and new linens and quilts – all of which are included in the sale and the property has been extensively redecorated in a lodge style in the past few years. The turnkey sales offer includes a comprehensive inventory of fixtures, fittings and furniture, itemised on the inventory and will be sold ready to reopen for guests in 2024 without any essential additional expenditure. Only the owner’s personal items will be removed.
THE BUSINESS
This is a genuine sale of this profitable bed & breakfast establishment due to ill health which has operated as a hospitality business for the last 50 years with the current owner having traded here for the last 6 years.
Turnover is £125,000+ (2022/23) per annum from bed & breakfast only however there is scope to increase trade by opening a restaurant or possibly through cream tea sales.
SELLER’S SOLICITOR
Stuart Tansley
Brewer Harding & Rowe
6/8 Caen Street, Braunton, EX33 1AA.
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TRADITIONAL ONLINE AUCTION INFORMATION
Please note: this property is for sale by traditional online auction.
This means that exchange will occur when the online timer reaches zero (provided the seller's reserve price has been met or exceeded).
The winning buyer will be legally obliged to purchase the property at this price.
PRICING INFORMATION
The guide price amount specified is an indication of each seller's minimum expectation. It is not necessarily the amount at which the property will sell. Each property will be offered subject to a reserve (a figure below which the property will not be sold) which we expect will be set no more than 10% above the guide price amount. Webbers and Bamboo Auctions shall not be liable for any inaccuracies in the fees stated on this description page, in the bidding confirmation pop up or in the particulars. Buyers should check the contents of the legal pack and special conditions for accurate information on fees. Where there is a conflict between the fees stated in the particulars, the bid information box or the bidding confirmation pop up and the contents of the legal pack, the contents of the legal pack shall prevail. Stamp Duty Land Tax or Land and Buildings Transaction Tax may also apply in some circumstances.
BUYERS PREMIUM & OTHER CHARGES
The winning buyer is charged a sum of £5,000. From this a buyers fee of £3,600 (including VAT) is retained by Webbers/Bamboo Auctions as a contribution towards online platform costs and £1,400 is payable towards the purchase price. On completion the Buyer will pay the sum of £408.52 to the Seller’s solicitors in reimbursement of search fees.
Rooms
RECEPTION HALLWAY 2.67m x 3.68m
HALL
LAUNDRY ROOM 3.63m x 2.62m
LOUNGE BAR 5.46m x 3.33m
STORE ROOM
WC
OFFICE 2.67m x 3.68m
BEDROOM 1 (Double) 2.62m x 3.63m
With en-suite bathroom/WC.
PRIVATE BEDROOM (Double) 3.63m x 2.6m
GUEST LOUNGE 3.63m x 4.78m
DRY STORE
KITCHEN 3.63m x 3.68m
The kitchen is comprehensively equipped subject to trade inventory.
DINING ROOM 9.42m x 2.74m
With seating for 20 covers.
PRIVATE LOUNGE 5.82m x 4.4m
Door to rear courtyard. Private staircase to first floor private accommodation.
FIRST FLOOR
PRIVATE BEDROOM 4.3m x 2.97m
With door to balcony.
PRIVATE BATHROOM
MAIN LANDING
Door to fire exit and external staircase leading down to rear yard.
STORE
BEDROOM 6 (Double) 4.06m x 3.12m
With balcony and en-suite bathroom/WC.
BEDROOM 5 (Double) 2.64m x 3.7m
With en-suite bathroom/WC.
BEDROOM 4 (Double) 2.7m x 3.66m
With en-suite bathroom/WC.
BEDROOM 3 (Double) 3.4m x 3.66m
With balcony and en-suite shower room/WC.
BEDROOM 2 (Double) 2.72m x 3.45m
With balcony and en-suite bathroom/WC.
BEDROOM 10 (Single) 2.67m x 1.96m
With en-suite shower room/WC.
BEDROOM 9 (Family) 3.66m x 3.6m
Steps down to en-suite bathroom/WC.
BEDROOM 8 (Twin) 3.68m x 2.67m
With en-suite bathroom/WC.
BEDROOM 7 (Single) 1.96m x 2.67m
With en-suite bathroom/WC.
OUTSIDE
The property is approached off a private road and each property owner owns the section of road immediately in front of their own building. In recent years the owner of Avoncourt approached each owner that owns a section of the road and successfully persuaded them to re-surface the access road. The Avoncourt benefits from parking for 10 vehicles on a gravelled forecourt and in front either side of the through road.
To the front of the property on the right there is a level patio/tea garden area with picnic benches. This area has been used in the past for serving cream teas. To the side of the property a pathway leads to the rear where the fire exit route is located and beyond this there is an enclosed courtyard with open steps leading to the higher tiered garden area where there are flower beds and a pathway with arched bench seat. The pathway meanders along the top boundary with a further gravel patio area. The access to the garden is via the kitchen and therefore has (truncated)
VAT
We understand that our client has not opted to charge VAT on the sale price. All interested parties should make their own enquiries of HMRC.
VIEWING
Strictly by appointment through the selling agents.
RATEABLE VALUE
£7,300 UBR, as of April 2023, 47.9p in the £. Our Rateable Value figure has been obtained from the Business Valuation website at the time of the property detail going to print, however, we would advise all applicants make their own enquiries via the Valuation Office or website regarding this figure.
Small Business Rate relief (100%) may apply as the Rateable Value is below £12,000. (The current vendor has advised us that rateable value has been exempt during her occupation).
COUNCIL TAX BAND
A
WANT TO KNOW MORE?
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