Blackall Road, Exeter, Devon, EX4

A beautifully presented 8 x letting unit guesthouse, which is ideally situated in the heart of the much sought-after Cathedral City of Exeter, Devon.. All the seven rooms and Pod in the garden are en-suite and to the rear is a 1-bedroom cottage (owners), beautiful private gardens and ample licensed parking with two EV chargers for guests. This one-of-a-kind property is only minutes' walk to the town centre, university, bus and train stations. The business is trading very successfully with part-time assistance when required, this is an opportunity not to be missed. Early viewings are highly recommended.

LOCATION
The property could not be more central to Exeter city centre and is ideally positioned within easy walking distance of many restaurants, bars, cinemas and theatres. Within easy access are main road links to the M5 motorway. Both bus and train stations with London 2-hour connectivity are only minutes away. Nearby are several car parks, schools, colleges, and Exeter University. On the outskirts of Exeter is an international airport and surrounding the city is open countryside.

BUSINESS
For nearly 50 years, this guesthouse has been successfully owner-operated with part-time staffing when required, making light work for the owners. It operates strictly on a B&B and room-only basis. The income is very good and subsequently, the profits are impressive. The trade in Exeter is year-round and because of its high standard and competitive tariff, this guesthouse enjoys high repeat trade, good trip advisor scoring and a high occupancy percentage. Actual trading accounts will be made available following a successful formal viewing.

ACCOMMODATION COMPRISES

Entrance
Through a wrought iron gate up a meandering path through the front mature garden to a beautiful stained-glass door.

PORCH
2.51m x 1.72m
A lovely space with dual aspect windows, ceiling glass glazed and Victorian tiled flooring. Stained glass door to:

HALLWAY / RECEPTION
A welcoming space with tiled flooring, a turning staircase with a beautiful delicate handrail to upper floors and doors to:

LOUNGE
6.23m x 3.71m
A large open space with an ornate fireplace and surround, comfortable seating and large bay windows to the front, creating a bright and airy environment.

DINING ROOM
5.36m x 4.34m
A lovely room welcoming to guests, comprising an array of tables and seating for all guests and benefitting from an ornate fireplace and surround. To one side are double French doors leading out to a beautiful courtyard.

KITCHEN
5.67m x 3.19m
Ideally situated close to the dining room, it also benefits from a large farmhouse table and seating all around. The kitchen is comprehensively equipped with an array of wall and base fitted units and all the latest gadgets to make light work of any food preparation. There is ample worktop space and several windows and a door to the side, making it an ideal working environment for the owners.

LETTING ACCOMMODATION
All rooms and Pod have recently been decorated to a high standard. They are all equipped with good en-suite facilities. The high standards of the rooms are complemented by up-to-date equipment including LCD Digital Freeview TVs, complimentary beverage facilities, bedside tables, chests of drawers, and wardrobe facilities.

FIRST FLOOR HALF LANDING

BEDROOM 1
A single room with a single bed. The en-suite comprises a shower, WC and wash hand basin. The bedroom has a window overlooking the garden to the rear.

BEDROOM 2
A single room with a single bed. The en-suite comprises a shower, WC and wash hand basin. The bedroom has a window overlooking the garden to the rear.

Staircase to

BEDROOM 3
A double room with a King size bed. The en-suite comprises a shower, WC and wash hand basin. The bedroom has many windows overlooking the garden to the rear and sky light windows too.

BEDROOM 4
A family room with a King size bed and a single bed. The en-suite comprises a shower, WC and wash hand basin. The bedroom has a window overlooking the garden to the rear.

FIRST FLOOR
A lovely landing with an ornate desk and window to side of the building.

BEDROOM 5
A twin room with two single beds. The en-suite comprises a shower, WC and wash hand basin. The bedroom has bay window overlooking the garden to the front.

SECOND FLOOR HALF LANDING

LINEN ROOM
With ample space for linen, cleaning equipment, and bedroom accessories.

SECOND FLOOR

BEDROOM 6
A double room with a King size bed. The en-suite comprises a shower, WC and wash hand basin. The bedroom has two windows overlooking the garden to the front.

BEDROOM 7
A family room with a King size bed and a single bed. The en-suite comprises a shower, WC and wash hand basin. The bedroom has two windows overlooking the side of the property.

Accommodation Pod (outside)
This building is located to the rear of the property. A bespoke timber frame building with a large double room and seating area, together with an en-suite comprising a shower, WC and wash hand basin. It is currently occupied by a member of staff)

OWNERS ACCOMMODATION
The owners' accommodation is situated to the rear of the property on the ground floor and is a modern-built one-bedroom two-storey extension (cottage).

LOUNGE / DINING ROOM
5.07m x 4.33m
A large open space used by the owners as a lounge/diner, benefitting from direct access to the hotel's kitchen and access via a patio door to the side and a door from the rear.

UTILITY ROOM
2.35m x 1.35m
With ample space for many machines and a door leading out to the rear of the property.

BATHROOM
A good-sized space with a full-length bath with a shower over and wash hand basin.

OUTSIDE

GARDEN
The garden is beautiful and thoughtfully designed to minimize maintenance and optimize privacy for the owners. There are three distinct areas, including a terraced area to the front of the hotel for the customers.

PARKING
There is a large parking area adjacent to the hotel which the owners utilize on an annual licensed fee basis for all their customers.

FIXTURES AND FITTINGS
All trade fixtures and fittings except for our vendor's private inventory (antique collection) will be included in this sale. A full inventory will be provided prior to the exchange of contracts. All stock will be sold at valuation on 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. No testing of these services has been undertaken by the agents, Ware Commercial

BUSINESS RATES
Please make enquiries on the local valuation website (VOA) at (currently the property is fully exempt from business rates because of small business rates relief).

TENURE
Freehold

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