Lamorna Lodge, Boskerris Road, Carbis Bay, Cornwall

A beautifully presented detached 9 bedroom en-suite guest house trading at a level comparable to properties twice its size, yet currently operating for only 15 weeks per year. The property also includes spacious two-bedroom owners’ accommodation and a 1 bedroom annexe, offering flexibility and additional income. Ideally located with stunning sea views across the bay, it is a short walk from Carbis Bay Beach with its spa, restaurants and amenities, and close to the vibrant town of St Ives. The property features landscaped front gardens, a large private owners’ garden to the rear, and ample guest parking. With outstanding five-star reviews and strong demand, the business offers excellent income.

Location
This area represents one of the finest coastal retreats in Cornwall, combining breath-taking natural beauty with excellent transport links. It is renowned for its golden sandy beaches, turquoise waters and proximity to the vibrant town of St Ives. This town offers a charming harbour dotted with colourful fishing boats and cobbled streets lined with art galleries, boutique shops and exceptional restaurants, making it a haven for visitors and food lovers alike. The popularity of Carbis Bay and St Ives ensures consistent enquiries for accommodation throughout the year.

The current owners acquired the property in 2004 and immediately undertook an extensive refurbishment programme. Since then they have continually improved and refined the business to create the exceptional offering presented today. What originally began as a semi-retirement lifestyle business has developed into a highly successful operation, with almost 50% repeat custom. Despite trading for only 15 weeks per year, the business generates a substantial income. In the opinion of the selling agents, this income could easily double or more should new owners decide to operate for a longer season.

Business
The business currently requires no additional staff beyond the owners and the food offering is limited to bed and breakfast. However, thanks to the professional kitchen and ideal layout, there is clear potential to introduce light lunches, cream teas or light evening meals if desired.

When the property closes after the short trading period, it reverts to a luxurious family home. The premises would also lend themselves well to weddings, private events or retreats.

The self-contained granny annexe is currently used solely for the owners’ elderly grandmother but could generate additional income if let as holiday accommodation.

The property benefits from dual planning consent, allowing it to operate either as a commercial guest house or as a private residential home.

Trading accounts will be made available following a formal viewing.

ACCOMMODATION COMPRISES (in brief)

Entrance
An impressive entrance across a large car park leads through glazed doors into the entrance foyer.

Entrance Foyer
A beautiful and spacious reception area featuring a statement console desk for guest check-in. The space is bright and airy, enhanced by a striking 1960s brick window feature that allows an abundance of natural light. A turning staircase leads to the letting rooms, with doors providing access to the main guest areas.

Lounge / Bar Area
A wonderfully spacious and beautifully furnished lounge offering far-reaching panoramic sea views. The room features several comfortable seating areas and a feature wood-burning stove. To one side is an enclosed bar area, now largely operated as an honesty bar for guests. At the far end, floor-to-ceiling wraparound windows maximise the spectacular views.

An archway leads to the dining room.

Dining Room
A large dining room with an array of tables and chairs to comfortably accommodate all guests. At the far end of the room are large windows and a door leading onto a magnificent, enclosed terrace, ideal for morning coffee, barbecues or entertaining. Steps lead down to the front garden.

Doors leading to the kitchen.

Kitchen
A state-of-the-art modern kitchen with a large window overlooking the owners’ private garden. The kitchen is fully equipped with modern appliances and generous worktop space, making food preparation efficient and enjoyable. There is ample storage for cutlery, crockery and glassware along with a dedicated wash-up area.

Utility Room
Providing additional storage and equipped with multiple washing machines and tumble dryers, with a door leading to the rear private garden. All linen is currently sent to a local laundrette, further simplifying operations for the owners.

Guest Cloakroom
WC with wash hand basin.

LETTING ACCOMMODATION
All guest rooms have recently been decorated to a high standard and feature well-appointed en-suite facilities. Rooms are equipped with LCD digital Freeview televisions, complimentary beverage facilities, bedside tables, chests of drawers and wardrobes.
Room categories include deluxe rooms and premier rooms.

Ground Floor
There are two double guest rooms, both with direct access to a private outdoor seating area.

First Floor
There are seven double rooms and one single room, many of which enjoy sea views.

OWNERS ACCOMMODATION
The owners’ duplex accommodation offers a highly private area of the property. It includes a bedroom with en-suite bathroom on the second floor with panoramic sea views.
On the first floor there is an additional double bedroom, a study/lounge and a cloakroom. The additional bedroom is occasionally let to guests.

Granny Annexe
A beautifully presented self-contained ground-floor apartment comprising a large double bedroom, modern fully fitted kitchen, comfortable lounge and a conservatory or sunroom which leads onto a private terrace.

Outside
To the front of the property are landscaped gardens with mature planting and two terraces. An elevated glass-balustrade terrace connects directly to the dining room, while a lower terrace provides bench seating and space for outdoor tables, chairs and sofas.

OWNERS PRIVATE REAR GARDEN
Accessible from the side of the property or via the rear of the business, this large garden includes several terrace areas, a storage or workshop building and high hedging providing excellent privacy.

Business Website

Booking platforms currently used include Booking.com, Trivago, TripAdvisor and Expedia.

Planning
The property benefits from dual planning consent for guest house or hotel use (C1) and full residential use (C3).

Fixtures and Fittings
All trade fixtures and fittings, with the exception of the vendors’ private inventory, are included in the sale. A full inventory will be provided prior to exchange of contracts. All stock will be sold at valuation on completion. No testing of fixtures or appliances has been undertaken by the agents, Ware Commercial.

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

Business Rates
Please make enquiries with the Valuation Office Agency at

Tenure
Freehold.

Viewings
All viewings and enquiries are to be made through the agents, Ware Commercial.
Telephone or
Email
Website