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Little Winnick, St Austell

Guide Price

Business rates & charges may apply

Miller Commercial, Business Transfer
Leisure facility for sale

Key features

  • TURNOVER CIRCA £200,000

Property description

Tenure: Freehold

Little Winnick is a Licenced Caravan/Touring Park with 105 pitches located in the Pentewan Valley within a short distance of the South Coast with numerous beaches and the pretty coastal areas of Pentewan, Mevagissey, Gorran and Fowey nearby and of course, also close to The Eden Project and the Lost Gardens of Heligan.
The site extends to approx 5.25 hectares (12.94 acres) and is split into 3 distinct areas: the main camping/touring field, a 'rally field' and a wildflower meadow; a haven for wild camping and dog walking.
Little Winnick has a modern reception area with a shop together with a large and new (2015) amenities building. In addition there is a 3 bed park home suitable for owner or warden accommodation.
Little Winnick operates on a seasonal basis, in line with its site licence (between Easter to October each year).

Location - The site is accessed from the B3273 from St Austell to Mevagissey. Little Winnick is located in an established tourist location towards the head of the Pentewan valley; The campsite is located in a favourable position adjacent to the St Austell River which benefits from a multi-use trail providing an off-road route to the village of Pentewan and most importantly the nearest beach 1 mile away.

Accommodation - At the entrance to the site is the reception building of 70 Sq M and a child's play area together with pull in parking for guest arrival/check in. In addition the reception building houses two offices, and a staff toilet. The reception also has the benefit of a shop.
In 2015 a new amenity block was constructed incorporating modern and disabled facilities comprising circa 130 Sq M, together with Wash up area and Laundry room. The amenity block has won both gold and platinum in the national award scheme 'Loo of the Year'.
The owner's or warden's residential accommodation is of 'Park Home' style, comprising 3 bedrooms, living room, dining room and kitchen. The accommodation is fenced off from the main holiday park and has the benefit of a large garden.

Accommodation Areas - Area - M2 - Ft2
Reception Building - 70.63 - 760
Ladies WC/Shower - 70.74 - 761
Gents WC/Shower - 49.38 - 531
Disabled WC/Shower - 5.90 - 64
Family Room - 6.20 - 67
Wash Up Area - 24.58 - 265
Laundry - 10.94 - 118
Total - 238.37 - 2,566

Property And Business - The site has been in our client's ownership for the past eight seasons and is Licensed for 105 pitches along with an additional rally field for temporary group rallies. The main field offers a mixture of hardstanding pitches, grass pitches with electric hook-ups and grass pitches without electric hook-ups. The pitches are level and well-spaced. The rally field has the benefit of 28 electric hook ups, (plus 12 non hook-ups) with the main field having 77 electric hook ups. The site has the benefit of a tarmac road throughout the main field providing circular access. Our clients are selling due to wider business expansion. During their tenure they have made a number of improvements especially to the facilities and have won numerous awards. The business boasts above average repeat bookings, coupled with exceptional forward bookings.
Our client trades on a seasonal business and we consider our client's business has a Fair Maintainable Trade (FMT) of £200,000, showing a gross of 93% and an adjusted net profit of £57,650 (after deducting all overheads/adjusted net profit, including the rental payment to the landlord), Further accounting information is available.
In summary, this is a beautifully appointed site which is exceptionally popular, boasting numerous awards and provides many facilities for guests, in one of the county's foremost holiday locations.

Tenure - The property is held under three separate leases which make up the Park and the entire site is held under Land Registry Title number CL32945. The leases all commenced on 22 February 1984 and are due to expire on 11 May 2077. The rent is reviewed to the Retail Price Index with effect from 1 July every third year. The current rent having increased in July 2020 is £43,163 and is payable to the landlord. The tenant is required to keep the premises in good repair and condition, and to use the site as a Camping, Caravanning and Holiday Park only.
Note: the lease contains a bankruptcy clause. The clause allows the landlord to re-enter the premises should the tenant be unable to fulfil the obligation of payment of rent and the lease should absolutely determine in such an event. The lease also includes a pre-emption agreement under the alienation clause such that if the tenant wishes to assign (sell) it must first offer the interest to the landlord. A reciprocal clause reflects the landlord's interest; this may affect a purchaser's ability to secure finance.

Energy Performance Certificate - The Energy Performance Rating for the Owner's Accommodation is within Band F (34).

Services - Prospective owners should make their own enquiries of the appropriate statutory undertakers:
Western Power:
South West Water:

Business Rates - We refer you to the government website which shows that the current rateable value is £20,500. To find out how much business rates will be payable there is a business rates estimator.

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

Legal Costs - Each party to bear their own.

Contact Information - Strictly by prior appointment. Please contact:

Peter Heather on or via email or
Graham Timmins on or via email or
Paul Collins on or via email

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] No responsibility is taken for expenses incurred should the property be sold, let or withdrawn before inspection: [c] 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.


Little Winnick, St Austell


Distances are straight line measurements from the centre of the postcode
  • St. Austell Station2.7 miles
  • Par Station5.6 miles

About Miller Commercial, Business Transfer

Mansion House Princes Street, Truro, TR1 2RF

Chartered Surveyors and Business Property Specialists

As Chartered Surveyors and Business Property Specialists we offer market leading services across Cornwall, the wider South West and the UK as a whole. We specialise in investment and development, sales and acquisitions, business transfer, valuation and lease consultancy, property management, leasing and letting.

Retained Clients

A significant number of high worth individuals retain our services ready to inve

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Disclaimer - Property reference 30434913. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Miller Commercial, Business Transfer. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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