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The Inn And Lodge At Balnoon, Old Coach Road, Nr St Ives

Guide Price £150,000

Property Description

Key features

  • EPC (D)

Full description

A rare opportunity to acquire a substantial leasehold, hospitality business close to the popular coastal resort of St Ives with 7 delightful letting rooms, Bar/Restaurant, Beer Garden, large car park and a spacious 5 bedroomed owners apartment.


Location - The Inn & Lodge at Balnoon is situated between the delightful town of St Ives and the village of Lelant and is within easy striking distance of the A30 the main vehicular route within the county. As such the property enjoys high levels of passing trade whilst affording easy access to West Cornwall and the surrounding coastline with the area also boasting many of the South West's most popular tourist attractions including St Michael's Mount, Lands End and The Minack Theatre to name but a few.

Property - The premises were extensively refurbished in 2011 and comprise in brief a delightful bar/restaurant with numerous character features a large commercial kitchen, 7 tastefully appointed guest bedrooms and a spacious owners apartment (5 bedrooms).

Externally the gardens and grounds extend in total to some 2 ½ acres with a beer garden, games room, sun terrace and ample parking.

The Business - Since our clients acquired the Inn and Lodge at Balnoon they have continued to reinvest in the business and property which has been reflected in the consistent year on year growth during their tenure. Our clients currently trade on a predominantly seasonal basis with the turnover for the year ending April 2017 being in the region of £187,000 with further accounting information being made available subject to a viewing appointment in the usual manner.

The business is run by our clients with the assistance of family members and seasonal staff as required. For further information relating to Tarriffs, menus etc please visit our clients website

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

Bar/Restaurant - A delightful room with a combination of wood and tiled flooring, areas of exposed local stonework, painted beams, magnificent fire place fitted with a Villager wood burning stove, tables and chairs for approximately 50 to 60 covers, concealed Carvery unit. Bar servery with a hardwood topped Counter, mirror backed shelving, EPOS till system, two double bottle fridges and wash up area with glass washer, ice machine and CCTV monitor.

Commercial Kitchen - 4.27m x 9.78m. Comprehensively equipped, including in brief a Buffalo combination oven, 6 ring gas oven, 2 twin fryers, 5 microwaves, 2 double Polar refrigerators, assorted other fridges and freezers, wall mounted grill, dish washer, 3 stainless steel sinks, hand wash basin, selection of stainless steel tables and a heated plate cabinet.

Letting Rooms - These are located on the second floor with independent access from the front of the building, the rooms have been improved by our clients with all Rooms having en-suites, Tea & Coffee making facilities and flat screen TV's. There are seven rooms in total with two singles, three doubles, one flexi double and one triple room.

Owners Accommodation - Located on the first floor and comprising 5 double bedrooms, bathroom, office, shower room and a wonderful living area of approximately 450 sq ft with a large bay window to the front elevation and a contemporary fitted kitchen.

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 D.

Tenure - The property is available by way of an assignment of the existing 15 year FRI lease at a passing rental of £27,000 per annum.

Premises Licence - We understand the business currently holds a premises licence in respect the sale of liquor for consumption on and off the premises.

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.

Superfast Broadband - For more information on whether the premises are capable of benefitting from the new high speed fibre-based broadband connection visit

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

Contact Information - For further information or an appointment to view please contact:-
Paul Collins on 01872 247029 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.

More information from this agent

Energy Performance Certificates (EPCs)

Map & Street View

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