Lake Vyrnwy Hotel & Spa, Llanwyddyn, Powys, SY10 0LY

Situated in the Berwyn Mountains overlooking iconic Lake Vyrnwy, the Hotel sits within the Lake Vyrnwy Estate, bordering the southern boundary of the Eryri (Snowdonia) National Park.

The English Border is some 20 minutes drive fromthe hotel, joining with the arterial routes to the conurbations of the Midlands and Northwest, offering rapid access to the wider motorway network. Welshpool train station (22 miles) offers direct lines to Cardiff and links to the main line services at Shrewsbury with direct connections to London and the South plus easy access to the conurbations of Liverpool, Manchester and Birmingham.
Liverpool airport is 76 miles to the northeast, Manchester Airport, 85 miles east and Cardiff Airport 131 miles to the south.

Seemingly remote, yet surprisingly accessible for its many visitors, the location of Lake Vyrnwy is part of the charm of the Valley and it provides an excellent base to access wider mid and north Wales as well as the Welsh Marches. The heart of Eryri (Snowdonia) with the iconic Mount Snowdon (Yr Wyddfa) may be reached in 90
minutes with the coastal towns of Barmouth and the Italianate village of Portmeirion a similar distance.

London and the home counties are important markets for the business and access to the principal motorway network is via Shrewsbury some 45 minutes away.

1) Development and expansion of the existing Spa footprint to include a luxury swimming pool and much enhanced Spa offering overlooking the Lake. Estimated project cost circa £1 million. Return on this element would be based on achieving significantly enhanced room rates on the current offering and even higher occupancies around the year, but also as outlined below in the new opportunities described. Assuming occupancies remain at present levels and an average increased 7.5% room rate this could increase existing (pre re development) room revenues by circa £135,000 per annum.

2) Creation of five new Suites in an existing function area with commanding views of the Lake and access to the new Spa and other facilities. Estimated total project cost £250-300,000 offering an estimated annualised return at gross margin of up to £290,000.

3) Development of up to 28 high end glamping lodges on hotel-owned land again maximising the magnificent lake view. Estimated total project cost £2.2 million offering an estimated annualised return at gross margin of circa £1.5 million.

4) Conversion of existing staff block to 6 new rooms in line with their original planned design at an estimated project cost of £72,000 offering an estimated annualised return at gross margin level of circa £200,000.

5) The Hotel has historic (1890) rights to the fishing on the Lake which also used for a range of sailing and water activities. There are potential enhancements to the existing usage for a potential buyer to consider.

6) These opportunities are of course subject to planning consent and initial consultations with local and national authorities and Welsh government representatives indicate a very positive view would be taken. The Hotel, the tower and the Lake enjoy Iconic status within the region and wider Wales. As a historical key job creator and economic driver for the area. It is believed that any suitable development would fit with local and national strategic frameworks and receive enthusiastic support. The Hotel has previously benefitted from a very significant government grant in support of its investment in the local tourist infrastructure.

7) With some 30 Acres of development and amenity land included, there is an exciting opportunity to take Lake Vyrnwy from its already robust and profitable base to something far more substantial, with increased returns and a very attractive ROI.

The guest bedrooms are arranged over first and second floor levels with each floor serviced via stairs and passenger lift. 17 of the premier rooms have private Lake View balconies.

Bedroom Breakdown:
Room Classification No of Rooms

Premier Lake View
Double 6
Double/Twin 9
Four Poster 6
Total 21

Lake View
Double 7
Double/Twin 6
Total 13

Garden View
Single 2
Double 7
Double/Twin 8
Four Poster 1
Total 18

Total 52

There are extensive car parking facilities to the front of the Hotel with access off the main driveway and additional car parking off the Spa and Tavern.

The front terraced areas provide the opportunity for ‘al-fresco’ dining within a picturesque setting overlooking Lake Vyrnwy. The property is set within gardens, woodlands, pasture and grounds of c.30.2 acres.

Lake Vyrnwy Hotel & Spa is family owned and is successfully operated with an established and structured management team.

The Hotel enjoys high occupancy and room rates year-round and welcomes a broad mix of leisure guests keen to experience all that the Hotel and the wider Vyrnwy area has to offer. Although general leisure is the majority of the business mix, high-end special interest groups include cyclists, motor cyclists, car clubs and in the winter, sporting guests. Corporate and business clients make use of the dedicated function facilities, alongside a range of private parties and weddings.

This unique property is now offered for sale, following over 37 years of the same family ownership. A purchaser obtains not only an established, profitable business, with an award winning regional and national reputation, but also, an exceptional investment opportunity as set out below to further develop the Hotel and extensive grounds to create aa a truly unique leisure offering.

The Hotel is licensed for wedding ceremonies. The Hotel trades from its own website and operates extensive marketing to a large and loyal database:

A full list of staff to be transferred on completion will be provided in the data room.

Please click on the button to accept the confidentiality agreement and access to the on-line data room.

Offers on a guide price £7,500,000 are invited for the freehold on an asset sale basis as a TOGC.

Rateable Value from 1 April 2017 is: £155,000

The property has an EPC rating of C. A full copy of the EPC certificate and report is contained in the data room.

We are advised there is a private drainage system, mains water, electricity and LPG gas (6 tanks 2,450 litres). There are two generators on site, one of which is leased.

We understand that the Hotel benefits from all the necessary licences for the conduct of the business.