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Sinai Hill, Lynton, EX35

£795,000

Business rates & charges may apply

Colliers International (Hotels), Bristol
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SECTOR

8 bedroom guest house for sale

Description

Situated where Exmoor meets the sea, Highcliffe House stands approx 600 ft above sea level with magnificent views over Lynton & Lynmouth, the rugged North Devon coastline across the Bristol Channel to Wales. Catering exclusively for adults, this romantic 5 Star Gold Awarded Guest House is in the Boutique style, offers the perfect escape. Currently trading as a seasonal Bed and Breakfast, the house is licensed, and many guests choose to surprise their partner with Champagne on arrival. As owners, you too can experience this wonderful National Park everyday; after all, why save it for just holidays when you can live here, run a successful business, and enjoy the lifestyle and income?

The twin towns of Lynton, at the top and Lynmouth below, with its pretty harbour, are connected by the famous Victorian Cliff Railway. The area draws thousands of visitors every year from all over the world who come to walk The Exmoor section of the South West Coastal Path, which passes through the legendary Valley of Rocks, only a mile or so down the road. The Path, at 630 miles, is Britain's longest coastal trail running from Minehead around the south- west Peninsular to Poole Harbour. This is Lorna Doone country, made famous by R D Blackmore's novel, and Exmoor safari Land Rovers will take you to all the rugged corners including Oare Church and the ancient clapper bridge at Tarr Steps.

Our clients, who now wish to retire, purchased the property in January 2004 and have created the very smart Bed & Breakfast business that we see today. The property was re-roofed in 1995 by their predecessors and our clients have recently refurbished the exterior of the building. There is Planning Consent to build a Lodge in the garden, which might provide accommodation for the future owners or be used for letting purposes. Currently our clients trade 6 of the 8 en-suite bedrooms, whereas an internal re-jig to create a new flat for owners on the ground floor would release two more bedrooms subject to any appropriate consents. The extra turnover would feed very heavily to the bottom line.

THE PROPERTY

Built circa 1875 as a Gentleman's summer residence, by the local builder, engineer and architect Bob Jones, who was famous for building the Town Hall and the Cliff Railway. The house is a mixture of stone and brick with a slate roof and is set out on ground, first and second floors with a small cellar.

PUBLIC AREAS & GROUND FLOOR

From the drive there are a few steps up to the porch and small lobby with the original Victorian tiled floor. The house retains many of its original features including Bristol Blue glass inlays set within the inner-door, impressive high ceilings, mouldings, original fireplaces and bay windows.
On the left is the delightful drawing room, currently retained for private use, with a delightful bay window, feature marble fireplace and ceiling plasterwork. On the right is another reception room currently used as an office, but was formerly the gentleman's smoking room. It too has a fireplace. Move on to the inner hallway, with its impressive staircase and a feature two-storey window inset with Bristol Blue glass, and the spacious guest lounge is on the left, fireplace is a focal point here too and door to the panoramic conservatory breakfast room.

LETTING BEDROOMS

Six large letting bedrooms to sleep twelve (five doubles and one twin). Most of the rooms have bath with a shower over, are centrally heated, Wi-Fi throughout, TV with Freeview, iPod docks, radio/alarm clocks and tea/coffee-making facilities. The rooms themselves are delightful with handsome furniture to reflect the comfort and style of the property.

OWNERS' ACCOMMODATION

At present the owners use two en suite bedrooms on the top floor, these could be additional letting bedrooms should new owners wish to reconfigure the layout. On the ground floor the owners use the drawing room as their private lounge and the smoking room is currently the office/store-room. Leading from the inner hall is a pantry, and a very smart kitchen, which is both functional for the business and comfortable for private use. From there a utility room and a conservatory garden room with doors leading out to a private patio.
It would be possible to reopen a door that leads through into the kitchen from the guest's lounge and swap the breakfast room into the current owner's lounge giving oneself a very attractive ground floor flat and releasing two more letting bedrooms. Subject to any appropriate consents.

SERVICE AREAS

Kitchen, pantry and utility rooms. Basement storage.

OUTSIDE

The house sits in just under an acre of sloping garden and woodlands with drive and car parking for eight cars. There is a second rear drive, which is occasionally used for private purposes. The gardens are a mixture of formal gardens with seating areas for guests to enjoy the view; terraces and lawns as well as shrubs and woodland.
At the rear (from the main entrance, but side when looking across the valley) the site of a previous building for which there is planning consent for the new accommodation. Sketch drawings are available upon request.

SERVICES

Mains electricity, water and drainage. LPG for one of the hobs and for the coal-effect gas fire in the drawing room. Oil-fired heating.

LICENCE

Licensed for the sale by retail of alcohol to residents and for those taking meals.

WEBSITE

www.highcliffehouse.co.uk

TRADE

Our clients trade seasonally (seven months) and only six of a possible eight letting bedrooms. Bearing in mind the lifestyle choices they have made, the turnover for the business is very good, £105,0000 net of VAT is the target this year , they are on the flat rate VAT scheme.
Occupancy is good and tariff is also very good and so the two additional letting bedrooms should take the turnover to £130,000 as they have achieved this figure before. Add in the self-catering lodge (we are advised by our clients that they had an estimate for around £40,000 to build it) and that would bring the estimated turnover to about £155,000, a very attractive proposition. Further information on application.

PRICE

£795,000 for the freehold property complete with goodwill and trade contents (according to inventory) excluding personal items. Stock at valuation.

FINANCE

Colliers International is able to assist prospective purchasers by introducing sources of finance if required. Whilst we do not charge the buyer for this service, we may receive an introductory commission from the lender or broker involved.

TO VIEW

All appointments to view MUST be made through the vendors' agents who are acting with sole selling rights.

DIRECTIONS

The dramatic A39 coast road drops off the moor and into the picturesque village of Lynmouth. Cross the first bridge and turn right onto the B3234 and left as signposted to Lynton up Lynmouth Hill, the road starts to climb.
At it's junction with Castle Hill turn right and after a few hundred metres, and immediately after the large town car park, bear left off Castle Hill. The lane turns left, then right, then turn left and fork almost immediately left onto Sinai Hill, almost there. Highcliffe House is about 100m or so on your left.

Sinai Hill, Lynton, EX35

Approximate location

NEAREST STATIONS

Distances are straight line measurements from the centre of the postcode
  • Barnstaple Station14.6 miles

Notes

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Disclaimer - Property reference 305823. The information displayed about this property comprises a property advertisement. Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Colliers International (Hotels), Bristol. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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