The Vicarage, Bradworthy, Holsworthy, Devon, EX22 7RJ

The Vicarage is an attractive period property set in its own grounds on the outskirts of this rural village yet within easy reach of larger nearby towns.

It is registered to accommodate up to six adults with a learning disability with the accommodation, which is conventionally arranged over ground and first floor providing single bedrooms for all residents.

The property stands in substantial grounds which include formal gardens and ample parking as well as a range of outbuildings to the rear which offer scope to expand the business in various directions as this part of the site also benefits from a separate access.

The Vicarage sits on the edge of the rural village of Bradworthy in the attractive West Devon countryside.

Despite the rural location, the home is able to access numerous local towns including Holsworthy which is just under eight miles to the South, the coast town of Bude which is approximately 14 miles to the West and Okehampton which is just over 25 miles South East where access can also be gained onto the main A30 which provides dual carriageway access to Exeter where it links with the M5 motorway at Junction 31. All of these towns provide a good range of amenities and further connections given that there is a mainline railway station in Exeter with direct links to central London and a branch line service to Okehampton.

The resident accommodation is conventionally arranged over ground and first floor which is briefly described as follows.

Ground Floor - Entrance hall with staircase to first floor, residents lounge, kitchen/diner, two bedrooms both with en suite and one with wet room, utility room, bathroom/WC, further WC.

First Floor - Landing with staircase to second floor, quiet lounge, four bedrooms, three with en suite and the forth with a dedicated WC, bathroom/WC/shower.

Second Floor - Office and store room.

The property stands in gardens and grounds which we understand total approximately three acres with formal grounds immediately surrounding the property and additional fields to the front and rear.

The property is approached from the road by a driveway leading to parking for a number of vehicles.

To the rear of the property and accessed either from the car park of a separate entrance from a road at the rear, there is a range of outbuildings, part two storey, part single storey which are currently used for storage or similar and which, subject to necessary planning permissions etc could be converted to provide additional accommodation, perhaps Supported Living or equally, further day space or possibly for more complex clients.

The availability of this business to the market represents an excellent chance for a wide range of potential purchasers given the location and current operational style.

Whilst it would undoubtedly suit a small or medium sized specialist operator seeking to expand, there is also the potential for either a new entrant to the sector looking to continue the current operation or a more "hands on" operator who might want to grow the business, in particular with the development of the outbuildings to the rear.

Our clients have owned and operated the business since inception in 2008 and they are now looking to sell in order to retire and pursue other interests away from the care sector.

In addition to the care home, our clients also operate a small outreach facility which provides around 30 hours care per week for four clients in Bradworthy itself and the nearby towns of Holsworthy and Bude. They believe there is significant scope to expand this area of the business although have chosen not to do so themselves for a variety of, mainly personal reasons.

The home is run by a registered manager who has been in post since late 2019 and who has been involved in various roles within the business since it was set up. There is a full staff team of approximately 10 members and although the owners live locally, they both have employment away from the business so do not take an active role day to day.

Accounts for year end 31 March 2023 show a turnover of £392,695 and an EBITDA of £130,251 (33%).

We are inviting offers based on £895,000 for the entire share capital of the operating Limited Company, on a cash free, debt free basis as well as the freehold property which is owned in the sellers personal names and will be transferred simultaneously on completion.

The home is registered with CQC to accommodate a maximum of six residents specialising in Learning Disabilities.

The latest Inspection Report, published in May 2023 rated the home as 'Good' overall and in all key inspection areas. Registration will be reviewed upon change of ownership.