Youngs Park Road, Paignton, Devon, TQ4

A highly successful and well-established 10-bedroom guesthouse, enviably positioned close to the stunning Goodrington Sands, Devon, enjoying open views across an attractive park and within an easy stroll of the beach, town centre and harbour. This impressive and substantial property further benefits from a beautifully appointed, self-contained 3-bedroom cottage, seamlessly interconnected with the main business. Additional features include a generous landscaped garden, a workshop/garage, and an extensive roof-mounted solar panel system with battery storage, providing both sustainability and efficiency. Ample parking is available to both the front and rear of the property. Early viewing is strongly recommended.

LOCATION
Goodrington is one of the UK's most popular holiday destinations, enjoying strong year-round trade. The property is superbly located within Youngs Park, adjacent to Goodrington Beach, and within a few minutes' walk of Quay West Water Park and the leisure centre. Dartmouth and Brixham are close by, while the cities of Plymouth and Exeter-home to an international airport, mainline railway station and the M5 motorway-are within easy reach. The location is ideal, being within a short walk along the esplanade to the picturesque marina and harbour, offering lovely sea views throughout.

BUSINESS
Rowcroft Lodge has traded successfully for many years and enjoys a high level of repeat custom. It is well regarded by both visitors and locals alike. Currently operated by a husband-and-wife team, we feel there is significant scope to further increase the already impressive turnover by expanding online presence and increasing advertising activity. The business currently trades for approximately 9-10 months per year, purely by lifestyle choice. Full trading accounts will be made available following a successful formal viewing.

ACCOMMODATION (in brief)
Entrance via a few steps to this double-fronted property, with terraces to both sides furnished with tables and chairs.

RECEPTION FLOOR

PORCH
3.04m x 1.48m
A welcoming and bright space with wall-mounted lighting, free-to-loan garden and beach equipment, and an array of windows providing excellent natural light.

INNER HALLWAY / RECEPTION
A wide hallway with a large decorative mirror, chandelier lighting, and a turning staircase to the upper and lower floors.

LOUNGE
5.01m x 4.23m
A large room with a feature fireplace and front-facing bay windows and a door leading to the original Victorian decking area. This room is currently being used by the owners' extended family.

DINING ROOM
10.09m x 3.70m
A beautifully presented and generous dining area with seating for all guests. Features include quality flooring, wall and ceiling lighting, a breakfast servery bar, and a smaller lounge area to the rear. Dual-aspect windows include a front bay window featuring a door overlooking the park.

KITCHEN
4.20m x 3.72m
A newly renovated, contemporary kitchen fully equipped with modern appliances. A central island with sink and induction cooktop offers extra workspace with open shelving, and wall-mounted racks providing practical storage. Large windows and a rear door overlook the garden.

LETTING ACCOMMODATION
All guest rooms have been recently refurbished to a high standard and are fully furnished with quality en-suite facilities. Features include flat-screen TVs, free Wi-Fi, hospitality trays, hairdryers, bedside tables, chests of drawers and wardrobe storage.

FIRST FLOOR

TOWEL STORE: Housing the hot water tank ,cleaning equipment and supplies and towel storage.

BEDROOM 1: Double room with en-suite shower room and a window over looking the rear garden.

LINEN CUPBOARD: Well-organised storage for linen.

BEDROOM 2: Double room with en-suite; rear-facing window over looking the garden.

BEDROOM 3: Double room with king-size bed; en-suite; front bay window with sea views.

BEDROOM 4: Family room with king-size and single bed; en-suite; front-facing bay window with sea views.

SECOND FLOOR

BEDOOM 5: Double room; en-suite; front-facing with sea views.

BEDROOM 6: Family room with double and two single sofa beds; en-suite; limited sea glimpses.

BEDROOM 7: Double room; en-suite; rear-facing, currently used by the owners' extended family.

BEDROOM 8: Twin room; en-suite; rear-facing.

GROUND FLOOR
Two larger bedrooms currently used as guest accommodation, easily adaptable to form a self-contained apartment or granny annexe. Both feature tiled flooring and are dog-friendly.

BEDROOM 9: Family suite with a double bedroom featuring an adjoining room containing two single sofa beds and compact kitchenette; en-suite; front-facing.

BEDROOM 10: Double room with a king-size bed, en-suite and front-facing.

OWNERS' ACCOMMODATION (Cottage)
Located to the rear of the property and accessed from the reception level.

BEDROOM 1: Double bedroom with en-suite; rear courtyard views.

LOUNGE / DINER
6.10m x 4.49m
A superb open-plan living space with a newly installed wood-burning stove and steps up to the dining area. Glazed doors lead to a private garden, with additional double doors opening into a conservatory offering panoramic garden and courtyard views.

FIRST FLOOR

BATHROOM: Modern suite with bath and shower over, WC, wash hand basin and rear-facing window.

BEDROOM 2: Double bedroom overlooking the garden.

BEDROOM 3: Double bedroom with views over the courtyard and garden.

OUTSIDE
A spacious and versatile garden divided into distinct areas. At the front, a courtyard features a covered hot tub area with a separate laundry room. A pathway leads through a vegetable patch to the main section of the garden which includes a partially covered astro turf area ideal for play or entertaining. Steps ascend to a decked area, followed by a workshop quipped with electricity and plumbing. Additional steps lead to a very large garage, adjacent to a covered carport/storage area, with extra parking for up to four vehicles at the rear.

SOLAR PANEL SYSTEM
A 10kW roof-mounted solar panel system with battery storage is installed on the workshop/garage roof, significantly reducing energy costs for the business.

PARKING
Parking includes three spaces to the front and four to the rear, with additional unrestricted parking available nearby.

FIXTURES AND FITTINGS
All trade fixtures and fittings are included in the sale, excluding the vendor's private items. A full inventory will be provided prior to exchange of contracts. Stock will be sold at valuation on completion. No testing of fixtures or appliances has been undertaken by the agents, Ware Commercial.

SERVICES
Mains gas, electricity, water, fast broadband and drainage are connected. No testing of services has been undertaken by the agents, Ware Commercial.

BUSINESS RATES
The property is currently fully exempt from business rates under Small Business Rate Relief.

TENURE
Freehold

VIEWINGS
Strictly by appointment through the sole agents, Ware Commercial.
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