Hotel for sale

A detached, grade ll listed, six-bedroom Georgian/Victorian B&B with sea views and licensed bar. Easily run by a couple, Orchard House provides a good income with a comfortable, character home, in this popular harbour-side village in the Exmoor National Park.

Accommodation in brief: Licensed bar, dining room, living room, kitchen/utility room, six bedrooms. (Five en-suite guest rooms plus owners' suite.)

Front Garden
To the side is a terraced garden area with shrubs. A flight of stone steps rises to the front garden, which has a paved patio area, with hot tub for guests' use (available by separate negotiation). French doors from the dining room open onto a lawn, with space for outside dining and drinks.

Entrance Porch
A conservatory-style porch with glazed roof and wood-panelled walls. Space for boots and coats. Part-glazed door to the reception hall.

Reception Hall & Bar
Oak flooring. Bar with counter and optics. Table and four chairs. Doors to dining room, living room, rear hall (leading to kitchen), and stairs to the first floor.

Dining Room
A dual-aspect room with French doors to the garden. Space for 12 covers.

Guests' Lounge
Double doors from the reception hall. Two French doors to the front. Log-burner on a slate hearth.

Kitchen
Oak flooring. Large window to the front with wooden window seat below. Four-oven Rayburn oil-fired range. Range of wall and floor kitchen cupboards with granite worktops over. Island unit with granite worktop and drawers below. Built-in (integral) fridge, freezer and dishwasher. Electric cooker with oven and grill below. Sink with Quooker tap, providing instant boiling water. Dining area with space for a table and four chairs.

Utility room
Doorway to rear area, with space for fridges, freezers and for drying laundry.

Outside
Steps up to a covered area at the rear of the property, housing the oil tank and central heating boiler. Steps down to a basement storage/workshop room and a wooden door out to the front at street level.

First Floor
Doors to rooms Two and Six, Laundry room and staff WC. Three steps up to the full landing with fire escape and doors to rooms Four and Five.

Bedroom Two
Double room with four-poster bed Window to the side, with sea view. En-suite Bathroom.

Bedroom Six
Double room. Window to the rear. En-suite Shower room.

Laundry Room
Shelves for towels and linen. Washing machine. Tumble dryer.

Bedroom Four
A double bedroom, plus dressing room and en-suite Shower room. Windows to the side with sea and river views.

Bedroom Five
Family room with four -poster bed and single, sofa-bed. option. En-suite Bathroom.

Second Floor
The second floor currently has a letting room (bedroom one) and the owners' accommodation, but could easily be reserved solely for the owners' use.

Bedroom One
Twin room. Window to the side with sea and river views. En-suite Bathroom.

Owners' Bedroom
Window to the rear. Wash basin in a vanity unit with mirror and light above.

Owners' Bathroom
Across the landing. Window to the side. Doorway to the dressing room.

Owners' Dressing Room
Window to the side. Fitted wardrobes.

Room Facilities
All five guest bedrooms have new en-suites (either shower rooms or bathrooms with a shower-bath). All guest rooms have a TV, hairdryer, tea & coffee making facilities and Wi-Fi.

Owners' Accommodation
The owners keep one room on the second floor (plus bathroom and dressing room) for their own use. An additional room on the second floor provides a twin room for guests and could easily be changed to create a separate owners' flat.

Location
The property enjoys a delightful location in Lynmouth, an ancient Exmoor fishing village with a picturesque harbour, beach, shops, pubs, cafes and restaurants. It is considered one of the jewels in the crown of the Exmoor National Park, surrounded by spectacular scenery and delightful walks offering a choice of sea views, hills, plunging river valleys and miles of open moorland.

The Business
Orchard House is run by a husband-and-wife team, with some part-time assistance with room cleaning etc. The business trades all year and generates turnover well above the VAT threshold. (It is VAT registered.) P&L details will be provided after viewing.

Hand-over/Introduction
To ensure a smooth transition of the business, the owners are happy to offer the new owners a full hand-over, including training in core skills, website, booking systems and introduction to suppliers. Regular guests will be contacted and invited to return.

Parking
There is on-street parking directly outside the property and two public car parks in the same road. (One directly opposite, with electric car charging.) Parking permits can be purchased in the village. Residents' parking permits cost just £110pa.

Website
The business has a new website (), designed in 2023. The owners have recorded an uplift of 45% in direct sales since the redesign.

Improvements
Since purchasing the business, in 2015, the owners have modernised and improved the property. Improvements include: Garden Terrace walls restored and re-faced with stone. New Hot Tub installed. (This popular feature is available, by separate negotiation.)Log BurnerNew chimney stack, and chimney relined for installation of a log burner in the sitting room. Carbon Monoxide systems installed, as per regulationsFrench DoorsFrench doors replaced in Sitting room and Dining room.BathroomsAll the rooms have had new bathrooms created to high standards. All guest rooms are ensuite. New owners' bathroom and dressing room, with fitted wardrobes created FlooringNew carpets in all bedrooms and flooring in bathrooms. Axminster carpet in sitting room and hall, stairs and landings fitted in 2019. New oak flooring fitted in the Kitchen.ElectricsElectrics replaced as each room was renovated Heating & Hot WaterNew outside boiler installed in 2022 New pressurised water cylinders installed 2022, giving great pressure for all the room showers Kitchen The kitchen was completely reconfigured to create a new entrance to the dining room, making breakfast service much easier. Kitchen completely refitted, with new appliances, tall fridge and freezer, dishwasher and Quooker tap. Dining /relaxing area created for owners. Solid oak floor through kitchen

Tenure: Freehold