13 bedroom guest house for saleThe Barn & Pinn Cottage EX10 0ND
Offers in Excess of £1,250,000
- (Offers Invited Over £1,300,000) First class awarded guest house offering 10 rooms
- Separate purpose built owners accommodation offering exquisite lifestyle business
- Stunning location with a multitude of approved other purpose possibilities
- Absolutely stunning condition, no expense spared total renovation, owners accommodation new build, and full of traditional features
The Barn and Pinn Cottage is 500 years old, the vendors have refurbished it with loving care and consideration for both guests and the property. Everything has been done in keeping with the character of the cottage. No expense has been spared in the renovation of this old cottage, the outbuildings have been renovated to the same exacting standards as the main building offering deluxe living, and several possible business additions to this already thriving B&B.
The Barn and Pinn Cottage is located a 5 minute drive away from the seafront of Sidmouth and is situated in the countryside with beautiful walks directly on their doorstep. The Barn and Pinn Cottage is situated in the middle of its 2 acre gardens and is set well back from the main road. There are beautiful gardens at the front gently slope up to the road with flat paths around the cottage. The paths are of block paving and flagstones, this is mainly a flat site with only a small slope to the private car park at the back which has 10 numbered bays. Each room has its own allocated space.
The driveway and car park are tarmac, where guests can be dropped off by the front door if they wish.
The gardens surrounding the property has seating areas both in the front garden and also at the back. There is a smaller garden which has a gently sloping gravel pathway just by the pond‚ leading to a really peaceful sunny area for guests to use.
Next to this garden‚ to one side of the property there is a private garden (separated into 2) for the sole use of guests staying in the Luxury rooms which are 9 & 10.
The main driveway is directly opposite the entrance to the Bowd Inn Pub car park. Follow the private driveway past 2 small cottages to Pinn Cottage and the driveway goes round to the right which takes you to the private car park at the back of the property.
The property benefits from all modern facilities. All hallways and the landing have automatic sensor lighting on both the wall and ceiling lights so there is no need to look for light switches and the fire alarm system has emergency lights which lead guests to the exits.
Currently operating as a bed and breakfast/guest house with licensed restaurant. It has a large vegetable garden which supplies good home grown ingredients for the Restaurant. It is also licences as Tea Rooms. Tea Rooms are not currently run by present owners but the Tea Room sign and furniture is in place if required.
The public facilities are large and can also be used for a wedding venue, private functions etc.
The business represents deluxe at all levels and offers one of the best lifestyle possibilities we have seen in a long time. Viewing is an absolute must.
Available accounts are to year end 2014 and are summarised below:
2014 - Sales £74,970
2013 - Sales £59,679
The vendors operate to suit their needs. Officially they are open all year round but currently trade as suits them.
Managed by the owners.
The Barn and Pinn Cottage is 500 years old. It has been refurbished to an amazing standard rarely seen in such properties and the vendors are exceptionally proud of their feedback and comments by the guests with reference to their stay and property in general.
The main building is grade 2 listed and is a typical thatched cottage with cob walls with predominant oak timbers in many of the rooms and public places.
In addition to this the original outbuildings have been renovated to the same standard as the main building to form extra accommodation.
The site also benefits from a large detached new build bungalow built by the vendors within the grounds, this property being separated by a large fence and acts as the owner's accommodation. Like the main property the specification within the build is ultra deluxe and is a credit to the vendors and included within the sale.
The business has excellent scope to expand and develop further and is reluctantly offered for sale due to the retirement of the vendors.
The letting accommodation is split over the ground and first floor. With 4 Upstairs Rooms and 6 rooms on ground level. All being en- suite.
Rooms 1-5 are in the main cottage.
Rooms 1-4 are upstairs
Room 1 has a very small step up to it and is the largest of these rooms‚ it has a beautiful high ceiling‚ beige carpet and is painted a subtle pale cream‚ it has pine furniture‚ a chest of drawers 2 bedside cabinets and a chunky king size bed with a memory foam mattress. It also has a built in wardrobe‚ a window seat and 2 bedroom chairs. The television has a built in DVD player. This room also has a good size shower room.
Room 2 also has a very small step. This room again has a beautiful high ceiling it has a subtle green carpet is painted a soft pale pink and has white iron bed frames with brass knobs with sprung base and memory foam mattresses and rustic pine furniture‚ wardrobe‚ chest of drawers and bedside cabinet.
This room has a window seat and a bedroom chair. The small shower room has a shower, sink and toilet. The television has a built in DVD player.
Room 3 this is a cosy double room with a lower ceiling, it has a light brown carpet and is painted a subtle pale green with a black iron bed frame with brass knobs with sprung base and memory foam mattress and a fitted oak wardrobe with both hanging space and shelves. A bedroom chair and television with built in DVD player. This room has a good size shower room
Room 4 this is the only single room‚ it has a 4ft bed with a sprung and memory foam mattress with double bedding, pine furniture‚ single wardrobe‚ chest of drawers and bedside cabinet‚ a bedroom chair and television with built in DVD player. This room has a beige carpet and is painted a subtle pale blue. It has a sloping ceiling to one side. This room also has a good size shower room.
Room 5 is next to the lounge and has a very small step into it this room has a subtle green carpet and is painted in a soft heather with mahogany furniture‚ wardrobe‚ chest of drawers and 2 bedside cabinets and a four poster bed with a sprung base memory foam mattress.
It has a window seat and a wicker chair. The television has a built in DVD player. This room has a small shower room with sink and toilet.
Rooms 6, 9 & 10 are attached to the Restaurant side of the building. From these rooms for breakfast and dinner there is access through the hallway‚ into the dining and breakfast rooms.
Room 6 is a twin room. This is the most accessible room for ease of less mobile guests. It has a light brown short pile carpet and is painted a subtle pale green. This room has both inside and outside access the outside door being a stable door. It has double aspect windows‚ one to the guest garden and one to the entrance courtyard. It also has wider doorways and a walk- in wet room. The sink is a pedestal one with Bristol not lever taps. There is a seat for the shower and a frame for the toilet‚ if required. These are not permanent fixtures and there are not any grab rails. Furniture is set out for the room and is not moved around or removed, unless additional sleeping is required. The addition of a z-bed is possible in this room. If this is required then one of the 2 bedroom chairs is removed and the chest of drawers moved to make room for the z-bed. With the addition of the z-bed, access is solely through the stable door.
The bathroom has pale coloured naturally non-slip travertine tiles with co-ordinating porcelain wall tiles, under floor heating and a heated towel rail. There are ceiling spot lights in both the room and bathroom with a fluorescent shaving light over the bathroom mirror and a bedside light in the room. The beds are sprung mattresses with memory foam. This bedroom has solid Mango furniture‚ wardrobe‚ chest of drawers and bedside cabinet‚ 2 wicker bedroom chairs and television with built in DVD player.
Rooms 7 and 8 were outside buildings converted in 2010 into ground floor accommodation. Room 7 a blacksmiths and 8 a coach house. These rooms are not attached to the main building but are only 8-10ft from the front door. They together with Room 6 make up the entrance courtyard. Room 7 faces the carved wooden entrance door and Room 8 faces towards the guest garden and Room 6.
Room 7 has a stable door, with a small step into the room. The floor is porcelain tiled with under floor heating. There is a Double bedroom painted in a rich cream with a black iron bed with brass knobs with a full memory foam mattress. It has 2 wardrobes with hanging space and shelving behind the door‚ Lounge/Dining area‚ painted in a soft terracotta‚ with a double sofa bed‚ Table and 4 chairs‚ fully equipped Kitchenette and Shower room.
This room also has 2 electric Velux windows‚ one in the kitchen area and one in the bathroom. The bedroom has a slightly sloping ceiling - not low and the lounge has a high vaulted ceiling. This room has a 26" Television. The sofa bed in the lounge area of this room can be made up as either single or small double.
Room 8 this room used to be a coach house, it also has a stable door and a small step into the room The room is a light cream with a high ceiling a black iron bed with brass knobs and a full memory foam mattress. The furniture is solid Mango‚ a wardrobe‚ chest of drawers and bedside tables. The television has a built in DVD player. The bedroom and bathroom are tiled with porcelain tiles and have under floor heating. It has a good size shower room with a curved wall
The Luxury rooms 9 & 10
Room 9 this room has pale cream walls and a rich dark pink carpet a King size four poster bed with deep memory foam mattress‚ solid oak furniture and 2 wicker bedroom chairs. It has a very good size shower room with an electric velux window. There are French doors on a small step opening onto a private patio and garden. There are 3 steps up into the garden off the patio this room has a 26" Television.
Room 10 has subtle pink walls with rich light coffee carpet a King size four poster bed, with deep memory foam mattress‚ solid oak furniture and 2 wicker bedroom chairs. It has a good size shower room. There are French doors opening onto a private patio and garden with a very small 100mm step onto a flat patio. This room has a 26" Television.
There are currently a total of 10 letting rooms and are made up of the following with costs:
All room rates include breakfast, (unless Room 7 is booked on a self-catering basis) supplement available for home cooked evening meals if required, min 4 persons
1 x Single at £42 to £48.50 per night depending upon number of nights
3 x Doubles at £78 to £91 per night depending upon number of nights
2 x Twin at £78 to £91 per night depending upon number of nights
1 x Kingsize room at £88 to £112 per night depending upon number of nights
2 x Luxury rooms at £114 to £118 per night depending upon number of nights
1 x Self Contained Holiday Let at £87 to £126 per night depending upon number of nights
Additional costs if additional sleeping is required in Family Rooms or dogs staying in rooms. Dogs accepted in 3 rooms
The owners accommodation is separate to the letting rooms and consists of a new build bungalow built within the grounds and offers spacious modern living in the larger than average rooms.
The kitchen is to die for and utilises every modern technique in building and construction.
To the ground floor, there is a good size hallway, with cloakroom: W.C. with small sink.
3 Double en-suite bedrooms, a huge double aspect kitchen with a large dining area, a large lounge with vaulted ceiling, long window, and French doors, also The property has a huge loft space with the potential to use this space as a master bedroom with en suite facilities.
The owners accommodation is a "must see" to be fully appreciated and can be accessed upon visiting the main business.
SCOPE TO DEVELOP
The property covers some 2 acres including a large area of grass and mature gardens. This could be utilised to offer cream teas as the property is located upon one of the scenic routes close to Sidmouth. There is also scope to use the huge dining room for use as a restaurant to include non-residents.
There is also potential to use as a Wedding venue or for private functions.
All scope would require the relevant Alcohol and music licences and it is highly suggested that any potential purchaser verify this information with their own solicitors.
We are advised that the property is freehold.
We have been unable to check this information and advise prospective purchasers to consult their own solicitor for verification.
Within the business remains the scope to expand upon what the current owners have achieved and the income potential is only governed by the imagination and energy of the new owners.
Demand is certainly expected to be high and viewing is highly recommended to appreciate what is on offer here. This is a once in a lifetime chance to own such an impressive property and business all in one.
A highly desirable lifestyle business represented in excellent walk in condition, in a truly desirable location, The Barn and Pinn Cottage is truly not to be missed.
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