St Anne's Road Guest House, 1 St Anne's Road, Exeter, Devon, EX1

St Anne's Road Guest House is a substantially extended end of terrace property which has undergone a programme of upgrade and investment by our client during 11 years of ownership including the recent installation of new uPVC windows and doors throughout. This well-presented property offers flexible accommodation and briefly comprises:- 6 individual Letting Bedrooms (4 En-Suite and two sharing a Private Bathroom); Breakfast Room (with potential for an additional bedroom with an ensuite); Owner's Accommodation with Sitting Room, Kitchen, Dining Room and a Double Bedroom with an En-Suite Shower Room. Externally, the property benefits from a Private Car Park to the rear with spaces for up to 4 vehicles.

SITUATION
St Anne's Road Guest House occupies a corner position on the junction of St Anne's Road and Jubilee Road, just off of the B3212 Pinhoe Road, which is one of the main arterial roads into Exeter city centre. The guest house is conveniently located in a residential area, within a mile of the city centre and the main shopping and business areas of Exeter, with the Royal Devon & Exeter Hospital and Exeter University also within a mile. Exeter itself is the regional capital of the South West and as such is not only an established and expanding business centre, but also a tourist destination year-round. Renowned for its historic Cathedral, University and waterside development, Exeter boasts excellent transport connections with 2 mainline rail links to London, an international airport and easy access to the M5 motorway at Junction 30. The business is also popular with guests attending Exeter Chiefs and Exeter City matches.

INTERNAL DETAILS
Guest entrance door to the side on the ground floor into Reception Hall with stairs to the first floor. Breakfast Room with carpeted flooring, an attractive dual aspect square bay windowed room with tables and seating for guests, breakfast bar area with microwave, fridge, coffee machine, toaster, and a wall mounted television and a Storeroom (previously an ensuite shower room).

LETTING ACCOMMODATION
The property currently offers 6 Letting Bedrooms on the ground and first floors. All rooms are decorated and furnished in a contemporary style and furnished with colour televisions, tea/coffee making facilities, and Wi-Fi. The letting bedrooms briefly comprise:-

Bedroom 2 a single room on the ground floor with an en-suite shower room.
Bedroom 4 a single room (will fit a double bed) on the first floor with an en-suite shower room.
Bedroom 5 a twin room on the first floor with an en-suite shower room.
Bedroom 6 a standard twin room on the first floor with a washbasin.
Bedroom 7 a single room on the first floor with an en-suite shower room.
Bedroom 8 a standard double bedroom on the first floor with a washbasin.
Shower Room a modern suite for the shared use of bedrooms 6 and 8.

OWNER'S ACCOMMODATION
The owner's accommodation is situated at the rear of the property on the ground floor and can be independently accessed from the rear car park or via the main front door. The accommodation briefly comprises:- Kitchen with a range of base and wall mounted kitchen units, complementary worktops, part tiled walls and an electric cooker. Dining Room currently a multipurpose room with base and wall mounted kitchen cupboards, complementary worktop, fridge/freezer, upright freezer, microwave oven, washing machine and tumble dryer. Sitting Room with built in storage and boiler cupboard, open plan through into the Double Bedroom with an en-suite shower room. Rear Lobby with a small office area and rear entrance door. The Attic Space to the front part of the property benefits from a window, has been boarded and is accessed via a loft ladder. It offers potential for further accommodation subject to the necessary works and permissions.

EXTERNAL DETAILS
Small garden to the front and side which is low maintenance with shrub borders. To the rear of the property is a Car Park providing off road parking for up to 4 vehicles, and bin storage. Residents parking permits are also available to guests for on street parking.

THE BUSINESS
St Anne's Road Guest House is well presented throughout and is an established and well-regarded Bed & Breakfast business, offering comfortable and value for money accommodation occupying an excellent location close to Exeter city centre. The property has been refurbished in a contemporary style by our client during 11 years of ownership and the standards ensure excellent reviews and repeat business. Through personal choice, our clients choose to trade the business on a Bed & Breakfast only basis offering a continental style buffet breakfast and they do not offer evening meals. St Anne' Road Guest House benefits from a good online presence and has its own website as well as Booking.com with an average guest rating of 8.6. There are a mixture of business and leisure guests, with a minimum stay of 2 nights usually required. Additionally for hygiene reasons, our client chooses to only let one of the rooms using the shared bathroom at a time. Room tariffs range from £40 to £78 per night including breakfast. The business is run single-handedly on a day-to-day basis, with no staff being employed.

TRADING INFORMATION
The owner has chosen to limit the trade of the business and consequently the business trades below the VAT threshold. The business is closed for holidays for around 6 weeks of the year, does not trade on bank holidays or accept guests on Sunday nights. To make the business more manageable as a single working proprietor, there are usually only 3 rooms let simultaneously wherever possible. Accounting information for the year ending May 2024 shows sales of £47,127 and further financial information for this profitable business can be made available to interested parties, following a formal viewing appointment.

POTENTIAL
We believe that St Anne's Road Guest House is an excellent opportunity to purchase an established bed and breakfast business, in a good trading position and which still offers potential to develop all aspects of the trade, if desired. There are opportunities for new owners to increase the number of weeks that the business trades, operate all of the bedrooms simultaneously, and there is also the opportunity to convert the breakfast room into an additional bedroom with en-suite facilities (services already in place), as it was previously utilised as a letting bedroom. There are also opportunities for alternative uses, subject to the necessary consents. St Anne's Road Guest House is a smart and profitable home and business and businesses in such good locations are always in very short supply, but those which provide an such an enviable lifestyle and still offer genuine potential, such as this, are very rare indeed. An internal viewing is essential in order to fully appreciate all that this established home and income has to offer.

BUSINESS RATES & COUNCIL TAX
St Anne's Road Guest House is currently exempt from paying business rates as it benefits from 100% Small Business Rates Relief. Council Tax Band A for the owner's accommodation. Further details available from Exeter City Council.

SERVICES
All mains services are connected including a 3-phase electricity supply.

FLOORPLANS
Available upon request.