Queens Road, Paignton, Devon, TQ4

The Ashleigh House, a beautifully presented home with 9 en-suite bedrooms with easy conversion potential for a further 1 or 2-bedroom ground floor apartment. This property boasts a front and rear garden, a garage, a large dining room, 2 guest lounges, parking, and a terrace overlooking the cricket and rugby field to the rear. The rooms are decorated to a high standard, and it's an excellent location, just a minute's walk from the harbour, beach, and town centre. Currently trading as a guest house but would make an ideal family residence, multi-generational home, or alternative usage, which could be anything from an HMO, apartment development, or a specialist care usage. Early viewings are highly recommended.

The accommodation comprises:

Reception Floor:
Conservatory/Foyer: A welcoming, light, and airy space with comfortable sofas and individual chairs. It features a door leading to the guest outdoor terrace.

Hallway/Reception: A spacious area with a reception counter for guest check-in, a turning staircase to upper floors, and doors leading to other areas.

Lounge: A cozy room with a three- and two-seater sofa, a coffee table, wall and ceiling lighting, and a bay window overlooking the garden.

Ground Floor:
Dining Room 1: A pleasant room with floor-to-ceiling windows at the rear. It is furnished with five tables and seating for approximately 10-12 guests. It also features a breakfast bar, built-in storage, wood effect laminate flooring, and an archway leading to.

Dining Room 2
An additional space adjacent to Dining Room 1. It has four tables and seating for approximately 8 guests.

Bar (L-shaped): A small but well-equipped bar with optics, a fridge, and a counter for guests to sit at. An additional fridge with drinks is located upstairs in the conservatory (honesty bar).

Office: A compact area perfectly located with ample space for a desk, chair, and filing cabinets to carry out office duties.

Kitchen: A well-equipped kitchen with a 6-ring range-style cooker, double oven, stainless steel extraction above, and two stainless steel sinks. It also has two wall-mounted ovens, a bain-marie, toasters, multiple fridge-freezers, and other gadgets to facilitate day-to-day food preparation.

Utility Room
This room is just off the kitchen and contains worktop space with washing, tumble, and dishwasher machines underneath. It benefits from a patio door leading out to the owners' private garden.

Reception Floor:
Bedroom 1
A single room with a standard single bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear of the property.

Bedroom 2
A twin room with two standard single beds. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear of the property.

Store/Bedroom 3
This room used to be a single room and still benefits from a shower en-suite. It has a window at the front of the property.

1st Floor

Bedroom 4
A double room with a King-sized double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear.

Bedroom 5
A double room with a standard double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear.

Bedroom 6
A double room with a standard double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the front.

Bedroom 7
A double room with a King-sized double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a bay window at the front.

2nd Floor
Bedroom 8
A double room with a King-sized double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear.

Bedroom 9
A double room with a standard double bed. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a window at the rear.

Room 10
A twin room with two standard single beds. The en-suite comprises a shower, low-level WC, and wash hand basin. The bedroom has a Velux window at the side of the property.


OWNERS ACCOMMODATION

Ground Floor:

Bedroom
A lovely double room with a built-in wardrobe and a window at the front.

Dressing Room
With cloth hanging rail and shelving.

Bathroom
A spacious bathroom with a corner shower, bath with a shower, WC, wash hand basin, and a window at the side.

Lounge
A large room with ample space for a sofa suite, table and chairs, and a bay window at the front overlooking the garden.

Outside

Front Garden
A lovely garden at the front of the property with several comfortable seating areas, creating a welcoming entrance for customers.

Guest Terrace
Accessed through the conservatory, this spacious terrace features tables, chairs, a parasol, and views over the cricket ground at the rear.

Private Owners Garden
Immediately to the rear of the property is a large enclosed private garden, serving as a suntrap for the owners. It can be accessed from the ground floor or via the car park. The size of the garden easily accommodates a large sofa suite, BBQ, recreational space, and currently a large hot tub.

Parking
There is a car park at the rear of the outside terrace with space for four vehicles. Additionally, there is unrestricted and pay-as-you-go parking available at the front of the property, with plenty of additional unrestricted parking on nearby roads.

PLANNING
Currently the planning is C1 usage, which is guest house and hotel accommodation however, the planning department have already indicated they would have no objection to convert to full residential usage (C3). The owners would consider a sale subject to planning and would assist in this matter.


Fixtures and Fittings:
All trade fixtures and fittings, except for the vendor's private inventory, will be included in the sale. A full inventory will be provided prior to the exchange of contracts. All stock will be sold at valuation upon completion. No testing of these fixtures or any appliance has been undertaken by the agents, Ware Commercial.

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

Business Rates:
Please make inquiries regarding business rates on the local valuation website (VOA) at the property is fully exempt from business rates due to small business rates relief.

TENURE
Freehold

VIEWINGS.
All viewings and enquiries are to be made through the agents, Ware Commercial.
TEL. or Email.