Sands Road, Paignton, Devon, TQ4

The owners' 1/2-bedroom accommodation is flexible and spacious on the ground floor, with access to their own private garden and summer house. This successful owner-operated business in Paignton, Devon, operates only 10 months per year due to lifestyle choice, yet generates an impressive income and subsequent net profit. A full handover will be provided to ensure a smooth transition and continued success. Early viewings are highly recommended.

LOCATION

St Edmunds Guest House on Sands Road, just off the main street in Paignton, Devon, is ideally located for shopping, with the main beach and harbour just a few hundred metres' walk away, making this guest house very popular. Paignton is part of Torbay, one of the UK's most popular tourist destinations. The local train and bus stations are nearby, with easy access to all main arterial road links connecting major cities like Plymouth and the cathedral city of Exeter, along with its international airport and the M5 motorway, linking all parts of the UK.

BUSINESS

The owners have traded successfully for many years and are very proud to have achieved high repeat business year on year. St Edmunds Guest House benefits from being fully double-glazed, with full gas central heating, free broadband service throughout, and in excellent decorative order. Trading mainly during the tourist season and limited over the winter months, we, the agents, feel that the turnover could be improved by opening for longer during the low season, improved advertising and better use of social media. Full accounts will be made available following a successful formal viewing.

ACCOMMODATION COMPRISES

ENTRANCE

Through a gate and garden to the side and door to:

RECEPTION FLOOR

Conservatory/Reception Area

2.68m x 2.33m

A welcoming space with dual aspect windows overlooking the garden to the front, with comfortable seating and a wall-mounted tourist pamphlet display.

INNER HALLWAY

With turning staircase with inset glass modern panel and doors to:

DINING ROOM

4.40m x 4.04m

A large room with many tables and chairs for all the guests, together with a breakfast bar, chandelier and 3 x windows to the front, making this space bright and airy.

CLOAKROOM

With a WC and hand wash basin.

Ground Floor

KITCHEN

4.78m x 3.96m

A lovely working environment with a modern style array of wall-mounted and base fitted units with plenty of melamine granite style worktop space, twin sink and drainer, 4 x ovens, 4 x ring induction hob, and an additional 2 x ring gas hob. This kitchen has all the gadgets and equipment to make light work of any food preparation and it also benefits from a window and glazed door overlooking the garden. Door to:

LARDER

3.07m x 2.20m

This area is directly off the kitchen and comprises an array of upright fridges and freezers, with door to the outside garden and with steps leading up to the car park. Door to:

LINDEN ROOM

1.99m x 1.58m

This room has been comprehensively shelved for the storage of all the linen for the business. Previously, this room was a bathroom and all services have only been capped off.

UTILITY ROOM

3.60m x 1.69m

Again, this room is accessed off the kitchen and comprises 2 x washing machines, tumble dryer, an array of base fitted units with inset 1½ stainless steel sink and drainer, plenty of worktop space, storage, and a window and door to the garden.

LETTING ROOMS

All rooms have been recently refurbished and individually decorated to a very high standard. They all feature contemporary bedside tables, chests of drawers and wardrobes and quality-installed en-suite facilities. All rooms also benefit from a comfortable seating area, large flat-screen smart TVs, information on local amenities, a restaurant booklet, free Wi-Fi, a hairdryer, and a hospitality tray.

BEDROOM 1

A double room with a window to the front and an en-suite comprising a shower cubicle, a low-level WC and a wash hand basin.

BEDROOM 2

A single room with a window overlooking the front garden and an en-suite comprising a shower cubicle, a low-level WC and a wash hand basin.

BEDROOM 3

A superior room with a super king bed, which could be either a twin or double bed, and a window overlooking the garden to the rear. The en-suite comprises a shower cubicle, a low-level WC and a wash hand basin.

FIRST FLOOR

BEDROOM 4

A family room comprising a double bed, single bed, and a window overlooking the garden to the rear. The en-suite comprises a shower cubicle, a low-level WC and a wash hand basin.

BEDROOM 5

A superior room with a super king bed, which could be either a twin or double bed, and with dual aspect windows overlooking the rear garden and side. The en-suite comprises a shower cubicle, a low-level WC and a wash hand basin.

BEDROOM 6

A double room with a window to the front and an en-suite comprising a shower cubicle, a low-level WC and a wash hand basin.

BEDROOM 7

A double room with a window to the front and an en-suite comprising a shower cubicle, a low-level WC and a wash hand basin.

OWNERS ACCOMMODATION

The owners' accommodation was previously two bedrooms; however, one of the rooms has been removed, making their lounge even larger. Their living accommodation can be accessed either independently from a gate to the side or via the hallway within the business.

BEDROOM

A lovely large double room with a window overlooking their own private garden. It also benefits from a walk-in closet and an en-suite with a double-width shower, WC and hand wash basin.

LOUNGE

5.01m x 4.02m

A wonderful large room with ample space for a sofa group, dining table and office desk. This room has 2 x windows overlooking the garden to the front.

STOREROOM

3.67m x 1.75m

A great space used for general storage for the owners.

OUTSIDE (Customer Area)

To the front of the property is a lovely enclosed private garden for the customers with plenty of comfortable seating. This area has lots of mature plantings including the most spectacular magnolia tree.

OUTSIDE (Owners)

It's not often you find such a lovely owners' garden, which is both fully enclosed and highly private, ideal should you have a pet and with beautiful Indian sandstone tiles. This garden has many mature shrubberies, a palm tree, and a terrace area. At the far end is a summer house which has a toilet and hand wash basin. Also, adjoining this summer house which has electricity is a workshop where the owner keeps all their tools and general storage.

PARKING

There is parking to the front of the premises for 3 spaces and an additional parking area to the side for another 4 spaces. This amount of parking is unusual and is a great asset to the business and guests.

Business Website



Fixtures & Fittings

Trade fixtures, fittings, equipment, land, and buildings, except for the vendor's private inventory, will be included in this freehold sale.

Services

Mains electricity, gas, water, broadband, and drainage are all connected. However, no testing of these services has been undertaken by the agents, Ware Commercial.

Business Rates

Please make your 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.

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