Queens Road, Paignton, Devon, TQ4

The Ashleigh Guest House, a beautifully presented 9-bedroom en-suite guest house for sale. It boasts a front and rear garden, a garage, a dining room, a guest lounge, parking, and flexible ground floor accommodation for the owners, complete with private garden space. The guest house has been trading successfully under the management of a husband-and-wife team, without the need for additional staff. The rooms are decorated to a high standard, and its excellent location, just a minute's walk from the harbour, beach, and town centre, has resulted in fantastic reviews and high levels of repeat bookings. The owners have made the reluctant decision to sell due to poor health,

LOCATION
The Ashleigh Guest House is situated in a prime trading position within the bustling coastal town of Paignton, Devon. It occupies a sought-after area on Queens Road, only minutes away from the beach, harbour, town centre, rail and bus stations. The guest house is also conveniently located a short drive away from the cities of Plymouth and Exeter, with their M5 motorway and international airport. Additionally, Torquay is just minutes away, and slightly further afield is Dartmoor National Park.

BUSINESS
This highly profitable business has been successfully owner-operated for many years and benefits from a high rate of repeat custom. It is well-liked by both visitors and locals alike. The business currently trades for 7-8 months per year due to lifestyle choices, but the agents believe there is great scope to improve upon the already impressive turnover and subsequent net profit. Actual trading figures will be made available following a successful formal viewing.

The accommodation comprises:

Reception Floor:

Conservatory/Foyer:
A welcoming, light, and airy space with comfortable sofas and individual chairs. It features a door leading to the guest outdoor terrace.

Hallway/Reception:
A spacious area with a reception counter for guest check-in, a turning staircase to upper floors, and doors leading to other areas.

Lounge:
A cozy room with a three- and two-seater sofa, a coffee table, wall and ceiling lighting, and a bay window overlooking the garden.

Ground Floor:

Dining Room 1:
A pleasant room with floor-to-ceiling windows at the rear. It is furnished with five tables and seating for approximately 10-12 guests. It also features a breakfast bar, built-in storage, wood effect laminate flooring, and an archway leading to.

Dining Room 2
An additional space adjacent to Dining Room 1. It has four tables and seating for approximately 8 guests.

Bar (L-shaped):
A small but well-equipped bar with optics, a fridge, and a counter for guests to sit at. An additional fridge with drinks is located upstairs in the conservatory (honesty bar).

Office:
A compact area perfectly located with ample space for a desk, chair, and filing cabinets to carry out office duties.

Kitchen:
A well-equipped kitchen with a 6-ring range-style cooker, double oven, stainless steel extraction above, and two stainless steel sinks. It also has two wall-mounted ovens, a bain-marie, toasters, multiple fridge-freezers, and other gadgets to facilitate day-to-day food preparation.

Utility Room
This room is just off the kitchen and contains worktop space with washing, tumble, and dishwasher machines underneath. It benefits from a patio door leading out to the owners' private garden.

Letting Accommodation:
All rooms have recently been decorated to a high standard and are furnished with quality furniture. They feature good en-suite facilities and modern amenities, including LCD Digital Freeview TVs, complimentary beverage facilities, bedside tables, chest of drawers, and wardrobes.

Reception Floor:

Bedroom 1
A single room with a standard single bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear of the property.

Bedroom 2
A twin room with two standard single beds and wash hand basin. The en-suite comprises a shower, low-level WC, The bedroom has a window at the rear of the property.

Store/Bedroom 3
This room used to be a single room and still benefits from a shower en-suite. It has a window at the front of the property.

1st Floor

Bedroom 4
A double room with a King-sized double bed and wash hand basin. The en-suite comprises a shower, low-level WC. The bedroom has a window at the rear.

Bedroom 5
A double room with a standard double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear.

Bedroom 6
A double room with a standard double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the front.

Bedroom 7
A double room with a King-sized double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a bay window at the front.

2nd Floor

Bedroom 8
A double room with a King-sized double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear.

Bedroom 9
A double room with a standard double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear.

Room 10
A twin room with two standard single beds. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a Velux window at the side of the property.

Owners' Accommodation:

Ground Floor:

Bedroom
A lovely double room with a cupboard designed as one to house the electric meters, fuse boxes etc. and a window at the front.

Dressing Room
With cloth hanging rail and shelving.

Bathroom
A spacious bathroom with a corner shower, bath with a shower, WC, wash hand basin, and a window at the side.

Lounge
A large room with ample space for a sofa suite, table and chairs, and a bay window at the front overlooking the garden.

Outside

Front Garden
A lovely garden at the front of the property with several comfortable seating areas, creating a welcoming entrance for customers.

Guest Terrace
Accessed through the conservatory, this spacious terrace features tables, chairs, a parasol, and views over the cricket ground at the rear.

Private Owners Garden
Immediately to the rear of the property is a large enclosed private garden, serving as a suntrap for the owners. It can be accessed from the ground floor or via the car park. The size of the garden easily accommodates a large sofa suite, BBQ, recreational space, and currently a large hot tub.

Parking
There is a car park at the rear of the outside terrace with space for four vehicles. Additionally, there is unrestricted and pay-as-you-go parking available at the front of the property, with plenty of additional unrestricted parking on nearby roads.

Fixtures and Fittings:
All trade fixtures and fittings, except for the vendor's private inventory, will be included in the sale. A full inventory will be provided prior to the exchange of contracts. All stock will be sold at valuation upon completion. No testing of these fixtures or any appliance has been undertaken by the agents, Ware Commercial.

Services:
Mains gas, electricity, water, broadband, and drainage are all connected.
at the property. No testing of these services has been undertaken by the agents, Ware Commercial.

Business Rates:
Please make inquiries regarding business rates on the local valuation website (VOA) at the property is fully exempt from business rates due to small business rates relief.

TENURE
Freehold

VIEWINGS.
All viewings and enquiries are to be made through the agents, Ware Commercial.