Royal Parade, BN22 7AQ

Built as a private residence at the end of the 1800s, Breakers has operated as a guest house since the 1950s, making it an established part of Eastbourne's history. In the last 12 years, the current owners have grown it into a successful, award-winning B&B with a high frequency of returning guests.

Furthermore, it offers an excellent lifestyle as it currently runs for only seven months of the year (April to October), granting the freedom to work from home on other business interests or simply take time off. The size of the property would also allow a couple to run it together comfortably without additional staff if desired, while a friendly and supportive community of local B&B owners are on hand to provide advice via WhatsApp and regular meetups.


The flexible layout would also allow the new owner to change the proportion of the property used as a B&B. Currently the 6 bedrooms on the upper floors are used by guests, however an en-suite bedroom on the lower ground floor could readily provide an additional guest en-suite bedroom. Alternatively, the lower ground floor could be converted into a self-contained flat by installing a kitchen (subject to necessary permissions)


Its position directly opposite Pavillion Gardens is arguably one of the best locations along this stretch of the seafront; views being framed by all year round greenery and palm trees within the gardens.



Sensitively Restored

Although fully renovated, the home's Victorian details have been carefully preserved, with much of the original layout reinstated. During the refurbishment, the owners' accommodation was incorporated into the house so that you can enjoy free rein of the entire property when closed to guests.

The main refurbishment work was undertaken in 2012/13. The process involved installing a new heating system, including thermostatically controlled radiators (gas boiler later replaced in 2018); rewiring and adding a new fuse box to the utility room, upgrading the water supply; refurbishing the bathrooms and shower rooms; and fitting a new kitchen on the ground floor.

Many rooms were converted or reconfigured to improve the layout, while a contemporary design scheme was introduced to complement the property's original character. This involved re-plastering, redecoration throughout, fitting new carpets and flooring, external re-rendering and repointing to the rear. French doors were installed in the owners' bedroom, which opens to a professionally landscaped rear courtyard garden. The garage also received a new felt roof and electric roller door in 2017.

Welcome to Breakers

You'll discover the property along the quieter stretch of the promenade, only moments from the beach and a 15-minute walk from the town centre. The residential street behind the house provides vehicular access to a 30x9 ft tandem garage with an electric roller door. A timber partition separates the parking space from a workshop at the rear, where you'll find direct access to the courtyard garden.

From Royal Parade, steps lead up to the main entrance and sunroom, while above, the brick-built exterior is enriched by bay and dormer windows and two balconies with fabulous seafront views.

Step Inside

Open the part-glazed front door to enter a double-glazed, southeast-facing sunroom. With practical flooring, muted green walls, cream blinds and cooling ceiling fans, it's a welcome seating area for guests to enjoy a glass of wine and watch the world go by. An original internal bay with stained-glass panels above echoes the traditional doorway, which leads through a porch with green tones below the dado rail to match the hallway beyond.

The blown glass and wrought-iron light shades (also seen on the landings) are another original touch, along with the stained-glass window illuminating a staircase featuring a timber banister and a neutral carpet. The tall skirting boards and elegant architraves repeat throughout, pairing with lofty ceilings for a sense of space and light as you explore the house.

Impressive Living Spaces

The character continues to your right in the breakfast room, where those beautiful stained-glass transoms colour the light streaming through the broad front bay window. Softened by cheerful yellow tones below the picture rail, the walls rise to decorative plaster cornicing that complements an ornate, bright white mantel framing the cast-iron fireplace (with an open flue), creating a natural focal point.

Turning away from the view, head through the stunning arched timber panel and glazed doors, which fold back to reveal a private sitting room. It's decorated to match the breakfast room, but has been fitted with a neutral carpet instead of practical laminate flooring, adding a cosy feel to offset the grandeur of the high, coved ceiling and central chandelier.

Chunky alcove shelving offers space for books or pictures, while made-to-measure blackout curtains and blinds allow you to adjust the light from the dual French doors opening to the Juliet balcony, which overlooks the pretty courtyard garden. Leave the statement arched doors open to create a magnificent entertaining and family space, measuring approximately 37 feet.

The Centre of Operations

Return to the hallway, passing a blocked-off doorway (which could easily be reinstated) into the rear sitting room and a neutrally decorated, modern cloakroom before entering the spot-lit kitchen. Installed in 2012, it is fully fitted with oak-effect cabinetry (with marble-effect worktops and a metro-tiled splashback) and a breakfast bar. The ample cupboard space will aid in storing supplies for guests' breakfast and daily life.

Integrated appliances include a Bosch oven and grill, a Bosch gas hob with a Belling extractor hood, a tall Hotpoint fridge, and a Grundig dishwasher. The sink beneath the large rear window has an InSinkErator instant hot water tap for easy tea and coffee making.

From the hall, a carpeted staircase leads to the hallway on the lower ground floor. Down here, you'll find a door providing access to the walkway at the side of the house, under-stairs storage, and a spacious utility room with plenty of shelving for cleaning supplies. The utility also houses the hot water tank, a Bosch washing machine and tumble dryer, and a tall Zanussi freezer. A limescale prevention filter has been fitted to the incoming water supply, and there's a sink below the window.

Continue along a carpeted hallway to reach a useful office with foliage-inspired wallpaper reflecting the greenery visible from a rear window with a Venetian blind. The office also benefits from a useful lockable storage cupboard housing the boiler.

And So to Bed

All bedrooms have made-to-measure blackout curtains and/or blinds, ensuring a comfortable night's sleep. They also have TV points and modern and attractively tiled ensuite bathrooms or shower rooms warmed by heated towel rails for convenience. The walk-in showers use shower walls, a hardwearing, easy-to-clean alternative to tiles in aqua green, while hot water is pumped around the building to provide almost instant hot water to the upper floors.

On the lower ground floor, you will find two large double bedrooms, the front room is a carpeted double bedroom with an ensuite bathroom, feature striped wallpaper, and a large window facing the front garden. Behind this room is a private bathroom. Attractively tiled, it has plenty of built-in storage, a bath with a glass screen and overhead shower, and modern sanitaryware. The second room is neutrally decorated and carpeted, it boasts a bank of glossy in-built wardrobes, shelves, and drawers. Double doors reveal the walled courtyard beyond - a lovely and private spot to retreat and enjoy the afternoon sun.

On the first floor, the rear double bedroom (with a three-piece shower room) has been decorated using wallpaper and scatter cushions from the Chateau de la Motte-Husson range by Angel Strawbridge, from Channel 4's Escape to the Chateau fame. There's also a carpeted single overlooking the garden, with access to a two-piece cloakroom and a separate shower room.

The principal suite (with a tiled shower room) extends across the front, where stained-glass panels crown a canted bay window and French doors opening to the large, first-floor balcony. Here, guests can sit with a drink and enjoy views across Pavilion Gardens towards the promenade, beach and sea. The room is carpeted and beautifully decorated to match its subtle grandeur, with chandeliers adorning the coved ceiling.

A lovely stained-glass window lights the way up another staircase, with the carpet underfoot flowing into the bedrooms on the second floor, all with ensuite shower rooms. To the rear is a single (with a garden view) and a large double finished with wallpaper from the Chateau de la Motte-Husson range. The front double enjoys access to a private balcony for more refreshing coastal scenery, William Morris Willow Boughs wallpaper, and handy built-in storage.

Also on the second floor you'll find a storage room (ideal for organising bedding and cleaning supplies), which could also serve as an office with a sea view from the dormer window. Beyond this, the loft can be accessed through a hatch on the landing.

Al Fresco

Professionally landscaped in 2015, the walled, west-facing courtyard garden is laid with York stone paving for easy maintenance. Steps lead to the double tandem garage and raised brick planting areas, incorporating a small ornamental pond with a fountain, home to numerous goldfish.

The planting is designed to provide year-round interest with climbing roses, Clematis, Pyracantha, and Euonymus; ornamental shrubs such as Fatsia, Ceanothus, Viburnum, Mahonia, Photinia, and Hydrangea; ground cover plants like lavender, Heuchera, hellebores, and ferns; and feature planting, including Japanese maple, a twisted stem bay tree, fan and windmill palms, and a large New Zealand tree fern. A line of bamboo in containers forms a hedge to screen the utility part of the garden.

To the front is a small garden laid out with ornamental and mainly evergreen shrubs and salt-tolerant planting, which provides a year-round green outlook for the lower ground floor accommodation.

Out & About

Eastbourne is a town and seaside resort in East Sussex, on the south coast of England, 19 miles east of Brighton and 54 miles south of London. Southern line train services from Eastbourne station will deliver you to London Bridge and London Victoria in 90 minutes.

Immediately east of Beachy Head - the highest chalk sea cliff in Great Britain and part of the larger Eastbourne Downland Estate - the town is well-known for the quaint Victorian streets of Little Chelsea, five miles of bustling seafront thronged with great restaurants, a three-tier promenade and a Victorian pier - all right on the doorstep of Breaker Guest House.

From the door, stroll onwards to explore Holywell, Helen Garden, and the foot of Beachy Head. Or head towards Sovereign Harbour, passing Treasure Island Adventure Park, Redoubt Fortress, and endless beaches. Also within a short walk from your door, you'll discover the pre-Wimbledon tennis tournament at Devonshire Park Lawn Tennis Club in June, the four-day airshow in August, and the Towner Art Gallery, which has hosted the Turner Prize.

Continue into town for the state-of-the-art Cineworld cinema complex within the Beacon Shopping Centre, a unique shopping experience at the Enterprise Centre, and independent shops and pubs on Grove Road and South Street. Local sellers also recommend Beach Deck, Glass House (in the Pavilion Gardens opposite), Bistro Pierre, The Perch Café with its boating lake, and Cru, as well as the traditional vibe at The Marine and The Crown & Anchor pubs.

The Royal Eastbourne Golf Course is also nearby, along with various sporting facilities, such as cricket, croquet, football, tennis and bowling clubs, and swimming, skating and cycling. Beyond the town, Beachy Head and the South Downs National Park are just minutes away by car - alternatively, pack a picnic and walk across the street to the beach for some fresh air.

Schools

Eastbourne College is only a few minutes by car, and Bede's and St Andrew's preparatory schools are just down the road. The house is also near Ofsted 'Outstanding' nurseries, including Pooh's and St Thomas-a-Becket, several Ofsted 'Good' primaries, and all-through schools such as Gildredge House and Cavendish School. The Summerdown and Lindfield special education schools are also rated 'Outstanding'.



Council Tax Band: A
Tenure: Freehold