1 Pebbleridge Road, Westward Ho!, Bideford, Devon, EX39

FOR SALE BY PUBLIC AUCTION WEDNESDAY 30TH JULY. The Beach Lodge represents an exciting endeavor for a myriad of purchasers given the vast potential in such a highly sought-after and one-off residential location – overlooking the Northam Burrows and Westward Ho! beach beyond.

AUCTION GUIDE PRICE: £125,000 - £150,000

The property currently comprises a storage room on the ground floor and wooden paneling on the walls. A cover walkway leads to a separate shower room with three-piece suite comprising a shower enclosure, WC and wall-mounted basin. The first floor is accessed by an external staircase leading to a former office boasting a kitchenette area, three Velux windows and a glazed stable door to the rear elevation where the fantastic views of the Burrows and beach beyond can be enjoyed. Outside the property benefits from enclosed courtyard/entry, understairs drying/storage area and bike hoops with E-Vehicle charging point.

Given the outstanding position and obvious potential for conversion as commercial or residential unit (STPP) strong interest is anticipated.

LOCATION
Located on Pebbleridge Road adjoining Northam Burrows and overlooking the famous blue flag beach in the coastal town of Westward Ho! In North Devon, just three miles from the market town of Bideford and less than 11 miles from Barnstaple.

Westward Ho! is a popular coastal town in North Devon which offers a comprehensive range of dining and recreational facilities, including public houses, restaurants, shops, amusement arcades, mini-golf, go-karting and a surf school.

Westward Ho! has a stunning beach with two miles of flat white sand, and a historic pebble ridge overlooking the beach and the burrows. Coastal path and beach walks can lead you to the nearby towns of Instow and Appledore.


AGENTS NOTES:
1). Please note that it is the responsibility of the purchaser to remove and return the ‘Surf School’ sign to the owners as outlined in the auction pack.

2). Please note the property cannot be used for surfing tuition, for the hire of surfing equipment, nor for the retail of surfing-related products. The exterior and grounds of the Property cannot be used to promote or advertise any surfing-related business or service.

3). Please note that given the location of the property and its proximity to the coast, the environmental search has returned informing there is a flood risk. However, please be advised that the vendor commissioned a Flood Risk Assessment Report which confirms the property falls outside of the flood risk zone.

TENURE Freehold

SERVICES Mains drainage, water and electricity.

COUNCIL TAX BAND TBC

ENERGY EFFICIENCY RATING C

AUCTION VENUE AND DATE
Lifton Strawberry Fields, Lifton, Devon PL16 0DE on Wednesday 30th July 2025 at 7pm.

REGISTRATION
Please note ALL BIDDERS, including Kivells existing clients, will need to register with Kivells on the night of the auction in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (the "Regulations") – as of 26th June 2017. Bidders will be required to provide one form of government issued photographic identity and a utility bill addressed to them at their home address, dated within 3 months of the date of the auction. Failure to do this, may prejudice your ability to bid on the night.

ONLINE BIDDING
Online bidding registration will be available 10 days before each auction and all bidders must register at least 48 hours prior to the auction. For further information, please visit or contact your local Kivells office. Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final.

BUYER’S ADMINISTRATION FEE
All successful buyers at Kivells’ Property Auctions should note that on exchange of contracts, a Buyer's Administration Fee of £2,000 plus VAT (Total: £2,400 inc VAT) is payable to Kivells on the night of the auction. This fee can be paid by either bank transfer, personal cheque or debit card. Please note if the lot is sold prior to auction, or afterwards, this fee remains payable. There are no discounts for multiple lots purchased and you must consider this when bidding/offering prior. All interested buyers are advised to review the Auction Legal Pack prior to bidding, this can be obtained from Kivells website and is free to download. Any fees that are owed in addition to the buyer’s administration fee will be included within the legal pack.

SOLICITOR
Parnalls Solicitors – Ben Mitchell -

AUCTION PAYMENT
A 10% deposit will be required to be paid by the successful bidder upon the fall of gavel and at this point the contract is legally binding. The deposit has to be paid to Kivells as auctioneers and can only be paid in the form of a cheque or bank transfer. ALL bidders must only bid if they can make this payment.

Cheques must be drawn on a bank or branch of a bank in the United Kingdom, any other cheques may be rejected and it will the responsibility of the purchaser to ensure they have the correct method of payment available at each auction.

EASEMENTS, WAYLEAVES & RIGHTS OF WAY
The property is offered for sale, subject to and with the benefit of all matters contained in or referred to in the Property and Charges Register of the registered title together with all public or private rights of way, wayleaves, easements and other rights of way, which cross the property.

BOUNDARIES
Any purchaser shall be deemed to have full knowledge of all boundaries and neither vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them, the question shall be referred to the vendor’s agent whose decision acting as experts shall be final.

GUIDE PRICES
Guide prices given are indications within 10% upwards or downwards of where the reserve price may be set at the time of going to print. Please note they are not an indication of the anticipated sale price or a valuation. The reserve price is the minimum price at which the property can be sold, both the guide price and reserve price may be subject to change up to and including the day of the auction. Please note that all prices listed, whether prior to or post auction, are subject to contract. The Auctioneers and sellers accept no responsibility for any loss, cost or damage that a buyer may incur as a result of relying on any guide price.

It is the buyer's responsibility to decide how much they should bid for any lot. Please check with us for regular updates as guide prices are subject to change prior to the auction. The guide price does not include the buyer's fee charged by the auctioneer or VAT which may apply to the sale or other amounts the seller may charge. The seller's Special Conditions of Sale will state whether there are other seller's charges and whether the seller has elected to charge VAT on the sale price.

IMPORTANT NOTICE - Kivells, their clients and any joint agents give notice that:
1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Kivells have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.