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6 bedroom guest house for sale

London Road, Warrington, Cheshire, WA4


Property Description

Commercial information

  • Business for sale

Key features

  • REF 12493

Full description

Tenure: Freehold

Amado Boutique Hotel occupies substantial two storey premises, ideally located within the historic and picturesque village of Stockton Heath, Warrington in Cheshire. Warrington is a huge European hub, hence our client boasts a large number of international business and leisure guests. The area is surrounded by a mix of residential and commercial properties, with over 20 bars and restaurants within 200 metres of the property. The hotel benefits from excellent car parking facilities for residents as well as on-street parking within the area.

Stockton Heath is located to the north of Bridgewater Canal and to the south of Manchester Ship canal. According to the 2001 census, it has a residential population of 6,396.

Stockton Heath is the birthplace and resting place of George Formby and you will find several events and attractions around the village relating to the famous entertainer. Uniquely, Amado Boutique itself is George Formby's former home and is also the UK's first Purple Flag village, a marque of quality assuring the best local restaurants and amenities all in walking distance.

On the outskirts of Warrington, you will find the large Gemini Retail Park, Gulliver's World for the children and family day out and IKEA. The 2nd largest Marks and Spencer Retail outfit is just a few minutes' drive away. It is also the home of the Warrington Wolves and within easy reach of the Manchester United, Manchester City, Liverpool and Everton football grounds, as well as Chester and Haydock race courses.

The area of the property is very well served by the public transport system, with several bus stops within easy walking distance of the property. The hotel can be reached easily from all local motorways i.e. the m6, m62 and the m56. Warrington central railway station is 10 minutes away and Manchester airport and Liverpool airport is a short 15-minute drive away. Warrington town centre is approximately 4 miles away and Manchester is 23½ miles away.

Hilton Smythe is delighted to welcome to the market this well established and very popular hotel and guest house business, which is ideally located within the quaint village of Stockton Heath, near Warrington, Cheshire.

The business was established by our client in 2013 and is only now being offered to the market due to our clients' personal circumstances. The business operates all year round and generates a tremendous turnover in the region of a minimum £110,000 per annum, with a gross profit of approximately 61%.

The hotel at present offers 6 luxury en-suite letting rooms, 5 of which are in the main residence and 1 in the rear building, which was once a coach house. The owner has tastefully modernised the coach house into residential living accommodation for the owner and a further apartment, which can be let out to guests or 2 further en-suite bedrooms could be incorporated.

The property has been extensively refurbished and no expense has been spared, with very high quality fixtures and fittings. Amongst the features of the rooms are Edwardian décor, chandeliers, brass four poster beds, flat screen TVs, complimentary toiletries and breakfast. There is also a comfortable guest lounge area to relax in.

The property is noted to have 'Building of Interest Status', to which there is a blue plaque located on the gateway, signifying the property was the childhood home of the legendary singer and actor George Formby, which draws many customers from far and wide.

The business has built up an enviable reputation within the area and further afield for the very high quality of the accommodation and services offered, which has resulted in a very loyal client base, with a high volume of repeat trade and word of mouth recommendations. The hotel is well recommended on the very popular travel sites Trip Advisor and, from which our client generates a lot of business worldwide.

The business has a very informative website in place, which offers online booking facilities at

This is an excellent opportunity for a new owner to take this already thriving business to the next level; therefore, early viewing must come highly recommended to avoid disappointment.

Substantial two storey premises in a prime trading location, briefly comprising:

Main house:

Lower ground floor:

The Bergau:

A very spacious room with its own private entrance and inner stairway to the hotel facilities. This accommodation is decorated, as with all rooms, to the highest specification, fusing the latest contemporary design style with that of a period property. The room hosts a king sized, black leather bed in the spacious room suitable for family/friends occupation, with large en-suite with facilities with oversized shower/toilet/wash basin.

Ground floor:

Beautiful entrance hallway with wooden front doors leading into the fantastic hallway with original mosaic flooring and beautiful bannister to the stairs leading all the way to the first floor.

Door leading to communal WC and hand wash basin, guest lounge with beautiful bay window overlooking the front garden, archway leading to the guest dining area to which breakfast is served, reception area and door leading to kitchen which host a large range cooker, wall and base units, fridge freezer, flat plate and shelving for storage.

Located on this floor are 1 guest bedrooms.

The Zavial:

This is a beautiful, serene French inspired room hosting a grandiose bay window overlooking the garden at the front of the Edwardian villa style property. The view is that of the established gardens and is situated on the ground floor of the hotel. The Zavial would be perfect as a family room with a double bed, classic chandelier with beautifully decorated en-suite.

First floor:

Stairs leading from ground floor with beautiful large sash window giving much space and light to the first floor landing.

3 further bedrooms all en-suite are located on this floor.

The Amado:

This is a beautiful, sumptuous room; exquisitely decorated with classic romantic accented wall incorporating the Edwardian 'touche de rouge.' A most generous sized room, accommodating: a grand brass, four poster, King size bed with classic chandelier and generous wardrobe space. A spacious en-suite with feature bamboo wall panelling and a luxury freestanding bath and separate shower cubicle. The Amado offers a grandiose window overlooking balcony at the front of this historic Edwardian Villa.

Port do Mos:

This is a large Edwardian bedroom with period window overlooking balcony at the front of the Edwardian villa style property. The Port do Mos is a serene room accommodating a beautiful white leather double bed complimenting the blues of the accented feature wall. This room boasts a large en-suite bathroom featuring mosaic floored wet room/toilet and wash basin.

The Amereto:

This rear Edwardian bedroom with large period window overlooking rear of this Edwardian villa style property. You will find a beautiful period fire place and luxurious king size oak bed with the serene pink shades of the accented feature wall. Complimenting this room is a large en-suite bathroom with bath/shower/toilet and wash basin.

The courtyard:

The courtyard hosts the stable block which has been beautifully converted by the current owner, to which there is further accommodation and second property split into two separate apartments:

Apartment 1:

Entrance door leading into a large lounge area and separate kitchen with cooker, wall and base units and sink. Wooden staircase then leads to first floor large family bedroom with en-suite and Velux window. This is currently available as a 6th guest room.

Apartment 2 -

Currently used as owners' accommodation, with a separate entrance but could be converted for a further letting apartment.

Outside the lounge is a lovely small patio area with French doors. Inside is the Study/office with door leading to kitchen with wall and base units, electric oven and hob, extractor fan, stainless steel sink and integrated dishwasher. Stairs leading to a large bedroom with en-suite bathroom, mixer tap, shower, sink and WC.


To the front if he property is a beautifully kept front garden with flowers, trees and shrubs. There is a large car park, which will hold 2 cars. Side driveway with wrought iron gates leading to the rear courtyard, where there is further car parking for 6 cars.

Enclosed within the courtyard there are further outbuildings, which are currently used as a large utility room for laundry, hosting a washing machine and drying facilities and further room to which the current vendor uses as storage/drying room - both have electric lighting.

We are advised freehold.

The business operates all year round.

The business is owner run and managed with 2 x staff members.

The business generates a tremendous turnover in the region of a minimum £110,000 per annum, with a gross profit of approximately 61%.

Map & Street View

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