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15 bedroom guest house for sale

Raincliffe21 Valley RoadScarboroughYO11 2LY

Offers in Region of £425,000

Property Description

Commercial information

  • Business for sale
  • Use class orders: C1 Hotels

Full description

Tenure: Freehold

Situated in the attractive Valley Road Conservation Area close to the town centre and within easy walking distance of the beach, Spa complex, Rotunda Museum and the Art Gallery, the Raincliffe is a very well located guest house set amidst sought after imposing mainly residential properties on the popular south side of Scarborough. Following continued substantial investment by the owners the facilities are very well presented and this superb business drawing discerning commercial and tourist clientele has developed into a highly profitable venture. Owners also enjoy the marvellous benefit of a purpose built ground floor flat and, of course, the advantage of living and working in a beautiful resort.

Scarborough is a tremendously popular resort with a huge range of natural attractions, sights and activities. There are two lovely bays either side of a castle on a prominent headland, colourful harbour, bustling seafront with amusements and entertainment, golden sands, good surfing, award winning gardens, top class golf courses and the advantage of the North York Moors National Park on the doorstep. The Raincliffe is well located for access to all the major attractions and in particular those of the South Bay and town centre which include the wonderful Spa complex with its summer shows and conference facilities. Scarborough is a large town which generates commercial bedroom trade throughout the year and the Raincliffe is close to the new Coventry University Scarborough campus which opens in September 2016 and new sports village.

The current owners acquired the Raincliffe in March 2004 and have improved and extended the property whilst developing a highly profitable year round business. Works have included the creation of additional larger letting bedrooms, en suite facilities and owner's flat, new central heating boilers, new hot water cylinder, electrical rewiring, new fire alarm system, complete roof renewal, a new kitchen, and replacement of most of the windows with new double glazing. Now, the decision to sell gives buyers a marvellous opportunity to acquire a superb business where the hard work has been done and all is in place for continued high profits.


The Raincliffe is a large and imposing attached property of traditional brick construction under pitched slate covered roofs with accommodation arranged on ground, first and second floors.


Entrance from the side via a porch and inner lobby both with attractive Minton tiled floor, leading to the reception hall with appealing wood turned open staircase. On the right is the lounge, a lovely front room with marble surround fireplace, lounge seating, bay window ornate coving and ceiling rose. Also on the right is the dining room with large bay window, new hardwood flooring and bar counter with servery behind. The dining room is usually laid for 26 and has glazed doors leading through to the lounge which usually has a further 10 covers set for breakfast diners.


15 letting bedrooms to sleep up to 36 (10 double, 1 twin and 4 family) all with modern en suite shower room/wc. All bedrooms have central heating radiator, wireless internet access, digital television, radio alarm clock, tea and coffee making facilities and hairdryer. All bedrooms are individually furnished and decorated to a high standard and one double bedroom has a solid four poster bed.


Private ground floor flat with its own separate external access from the side of the property as well as internal access from the business service areas. The accommodation comprises hallway, utility area with 3 phase electricity for laundry equipment, dual aspect lounge with sliding patio door, double bedroom, and bathroom/wc with shower over the bath.


Reception hatch and office linking the hallway to the large and well-equipped commercial catering kitchen. Dry goods/freezer store. Laundry store with potential to convert for additional owner's accommodation.


Landscaped and terraced south facing front garden with lawn and attractive flagged patio. Good size enclosed rear two tier lawned garden, garden shed and small patio. Plenty of on street parking with use of free disc or Council permit.


Scarborough Borough Council - 01723 232323
Mains gas, electricity, water and drainage. Gas-fired central heating. External CCTV


Premises Licence


TripAdvisor Certificate of Excellence



Accounts for the year ended 30 April 2014 show 87,929 adjusted trading profits (before depreciation, finance, and excess repairs and renewals) on turnover 136,762 including VAT (flat rate scheme). The business is usually open all year round with the exception of Christmas and New Year and has an enviable mix of both commercial and leisure trade. The Raincliffe operates on a B&B and pre-booked evening meal basis. For the year to April 2015 the owners chose to close for 3 months in the winter and accounts show turnover 112,886 and adjusted trading profits of 68,649. Buyers can open for the full year and the festive period to earn proven higher profits.


Offers around 425,000 for the freehold complete with goodwill and trade contents (according to inventory), but excluding personal items. Stock at valuation.


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.


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

Energy Performance Certificates (EPCs)

Map & Street View

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