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Guest House for sale

The Watermark, Hannafore Road, Looe, Cornwall


Property Description

Key features

  • EPC (E)

Full description

Occupying an elevated coastal position overlooking Looe a beautifully presented award winning coastal guesthouse, with 2 bedroom letting unit and spacious 3 bedroom owners accommodation. Many of the rooms (including the owners) have terraces and take in the superb views. Seasonal business with with good turnover and profits.

Location - The Watermark occupies an extremely attractive elevated position on Hannafore Road in West Looe overlooking East Looe, including the pier, the beach, the harbour and town, making this a prime selling point of this property and business. The views can be enjoyed from all of the rooms, the guests dining room and the majority of the owners accommodation. The majority of the letting rooms have terraces.

Looe is located in South East Cornwall, the town itself having a working fishing port, national and niche retailers and a maze of quaint streets leading towards East Looe's fine sandy beach. A bridge connects East and West Looe, spanning the Looe River, overall making this part of Cornwall very attractive indeed for day visitors and of course those wishing to having the opportunity to holiday there.

The position of The Watermark cannot be under emphasised and viewing is highly recommended to enjoy the superb views.

The Property/Business - The Watermark offers 5 guest letting bedrooms arranged over 2 floors, the second floor as one enters the property, descending to the first floor bedrooms and with the ground floor being given over to the guest dining room, the owners lounge, kitchen, utility and study.

In addition, adjacent to the car park as one enters the property is a 2 bedroom suite, currently being used as extended family accommodation, however, could be used as a letting unit. All 5 letting bedrooms have a sea view, balconies and/or seating areas, are extremely well equipped, presented and provide sumptuous accommodation with the stunning views over Looe.

Our clients reconfigured the property (having previously had 8 letting bedrooms) to provide quite superb 3 bedroom owners accommodation over 2 floors, comprising a very large open living and dining area, with a few steps up to an extremely well appointed and attractive kitchen, leading through utility area, rear study and possible further room (currently an entrance).

In terms of the guests facilities, there is a well appointed dining room, with a seating area to the front where they can enjoy the views.

A major boon of The Watermark is the private car park for 5 designated spaces, with other unrestricted parking available nearby.

In terms of the trade, we understand a bed and breakfast has traded on this site for the past circa 50 years, has been in our clients tenure since 2005 who now are wishing to sell due to other commitments away from this sector. We are advised the business trades all year (closing between November and February, reopening for a few days over New Year) and is concerned exclusively with bed and breakfast facilities.

The Trading Profit and Loss Account shows consistent sales over the past few years and for the most recent year (April 2016) the business showed sales of £81,121, with a gross profit level of 87% and which produced an adjusted net profit of £45,030 (after deducting all normal overheads). Further accounting information will be made available subsequent to a viewing appointment in the normal manner. For further information regarding our clients' business please see their website

The Accommodation Comprises - (all areas and dimensions are approximate)

Letting Suite/Owners Accommodation - Entrance door to hallway, giving access to:-

Bedroom 1 - Double, window to front elevation, radiator.

Kitchen - Lounge, kitchen and dining area, complimentary range of base and wall units, stainless steel sink, window to front elevation.

Shower & Wc - Shower, wall mounted hand basin, window to side elevation.

Bedroom 2 - Double, window to rear elevation, radiator.

Opposite this is a large open terrace area with views.

N.B. Access not available at the time of inspection.

Schedule Of Letting Accommodation -

Second Floor - Accessed via the entrance hallway.

West Looe: Family Room - Window to 2 sides, en-suite shower. Views over Looe beach and towards Rame Head. Radiator.

Tamar: Family Room - With French doors to balcony with aforementioned views, en-suite shower. Radiator.

Camel: Double Room - With French doors to balcony with views, en-suite shower. Radiator.

First Floor -

Fowey: Double Room - Double doors to balcony with views, bath with shower over, window to side. Radiator.

Helford: Double Room - Separate seating area, balcony with views, en-suite shower. Radiator.

Owners Accommodation -

Ground Floor -

Living/Dining Room - 9.38m x 8.66m (maximum). A truly exceptional room, with windows and French doors leading onto a private terrace. Wooden floor and with ample space for defined seating and dining area. Superb views are afforded from this part of the property.

Several steps up to:-

Kitchen - 5.30m x 4.29m. A well appointed kitchen with complimentary base and wall units, 6 ring gas cooker with extraction system over, door and windows to side elevation. Space for fridge, built-in dish washer, wine fridge, built-in microwave/combi oven. Through to:-

Utility - 3.05m x 2.28m. Plumbing for washing machine and tumble dryer. Stainless steel sink. Complimentary base and wall units. Linen cupboard. Through to:-

Former Entrance - 3.72m x 3.14m. Used as a general store for the moment, could be divided to provide a second study/play room. WC off this area.

Study - 2.27m x 2.16m. Window to side elevation, radiator.

From kitchen area stairs ascending to the:-

First Floor -

Bedroom 1: Double/Twin - Window to 2 sides, radiator.

Bathroom - Bath with shower attachment, window to side elevation, low level wc and pedestal wash hand basin, heated towel rail.

Bedroom 2: Double/Large Single - Window to side elevation, radiator.

Bedroom 3: Double - Being the principal bedroom, French doors (with Juliette balcony), with quite superb views over Looe. En-suite bathroom comprising separate bath, shower, low level wc and pedestal wash hand basin, window to side elevation.

NB : Further photos of the Owners Accommodation available upon request.

Outside - Walkway from the front of the property (being the ground floor) and the aforementioned parking at the second floor level of the property comprising 5 delineated spaces. Terraces for the letting unit/owners letting unit, owners accommodation and the guests letting rooms.

Tenure - Freehold -

General Information - LOCAL AUTHORITY
Cornwall Council
General Enquiries 0300-1234-100
Planning 0300-1234-151

Energy Performance Certificate - The Energy Performance Rating for this property is within Band E.

Inventory - An Inventory of all loose chattels and equipment, free of any lease/lien, to be included within the sale will be supplied by Miller Commercial prior to exchange of Contracts.

Business Rates - We refer you to the government website

Services - Prospective owners should make their own enquiries of the appropriate statutory undertakers:
Western Power: 0845 601 2989
South West Water: 0800 169 1144
Transco: 0800 111 999

Stock - To be taken at valuation.

Value Added Tax - All the above prices/rentals are quoted exclusive of VAT, where applicable.

Finance - If you require advice regarding the Financing of a Business, at no initial cost, please contact us on the numbers below.

Contact Information - For further information or an appointment to view please contact either:-

Graham Timmins on 01872 247019 or via email or
Paul Collins on 01872 247029 or via email or
Beverly Northey on 01872 247031 or via email

PLANS: Plans and maps reproduced under Ordnance Survey Licence No LIG1179. Not to scale and for identification of the property only. They are not intended to show actual site boundaries and not guaranteed to be accurate.

AGENTS NOTE: Miller Commercial for themselves and for the Vendor/s or lessor/s of this property give notice: [a] These particulars are for an intending purchaser or tenant and although they are believed to be correct their accuracy is not guaranteed and any error or misdescriptions shall not annul the sale or be grounds on which compensation may be claimed and neither do they constitute any part of a Contract: [b] Any intending purchaser or tenant must satisfy him/herself by inspection or other wise as to the correctness of each of the statements contained in these particulars; [c] No responsibility is taken for expenses incurred should the property be sold, let or withdrawn before inspection: [d] None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent.

Miller Commercial is the trading name of Miller Commercial LLP registered in England and Wales under Registration No.OC373087. The Registered Office of Miller Commercial LLP is Mansion House, Princes Street, Truro TR1 2RF. We use the term Partner to refer to a member of Miller Commercial LLP. VAT Registration No.643 4519 39.

VIEWING: Strictly by prior appointment through Miller Commercial.

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