Carnaby Covert Lane, Carnaby, Bridlington, East Yorkshire

A SMALL MODERN HOLIDAY VILLAGE WITH ADDITIONAL PROPERTY INVESTMENTS IN A STRONG TOURISM LOCATION CLOSE TO SANDY BEACHES WITHIN 2 MILES OF BRIDLINGTON TOWN CENTRE

SCOPE FOR CONVERSION TO PERMANENT RESIDENTIAL USE, SUBJECT TO PLANNING

• 13 in-hand bungalows
• 15 bungalows and 2 flats sold subject to long ground leases
• 1 flat let on an Assured Shorthold Tenancy

Asking Price: Excess £900,000 (plus VAT)

Location
The holiday cottage complex is situated just outside the small village of Carnaby, itself located approximately 2 miles south of the historic and renowned seaside town of Bridlington, itself a long established holiday destination. It is well located, being easily approached by main roads - from the south via Beverley, from the west via Driffield and from the north via Scarborough and Filey. There are a number of centres in the area with a variety of facilities to include Driffield (“The Gateway to the Wolds”), Beverley with its renowned Minster, Hornsea, Skipsea, Filey and Scarborough whilst to the west lies the mediaeval city of York with its city walls.

There are a great number of attractions in the area to include dramatic coastlines, a superb selection of beaches, historic houses and visitor attractions. Within easy travelling distance are Sledmere House, Burton Agnes Hall and more locally at Bridlington, Sewerby Hall which is set in a dramatic cliff top position with spectacular views over Bridlington and set in 50 acres of early 19th century parkland to include award winning gardens and woodland to explore, together with a zoo whilst local events are hosted throughout the year ranging from craft fairs to car rallies, dog shows and mediaeval jousting. There is also a 9-hole pitch and putt golf course and a childrens’ play area. There are a number of 18-hole golf clubs in the area to include locally, Bridlington Belvedere, Bridlington Links and Flamborough whilst within easy reach are courses also at Filey, Hornsea, Driffield and Beverley as well as the nationally renowned Championship course at Ganton, near Scarborough.

There are a number of natural attractions in the area to include Bridlington North and South Sands, Bempton Cliffs, Flamborough Head and close by to Carnaby itself is Wilsthorpe beach and adjoining, Fraisthorpe Sands, which together form a quite superb expanse of unspoilt beach front. More locally, a walk from nearby Carnaby village leads up to Temple Folly from where there are extensive panoramic views as far as Flamborough Head Lighthouse.

The Holiday Village
This attractive modern and well-presented holiday village is approached over a private tarmac road leading from the lane known as “Carnaby Sticks”, close to its junction with the main A165 coast road between Bridlington and Hornsea.

Set within a mainly agricultural landscape, but also adjoining Park Rose Village with its caravan park, animal farm and café, the property is mostly bounded by mature hedging with some views over the countryside. The cottage complex with 28 units was developed approximately 20 years ago and is laid out around a tarmac road network with extensive lawned areas between and around the cottages. Each unit has adjoining dedicated parking. The development has been well maintained and appears in good condition.

The cottages are all detached, built of brick walls under a pitched tiled roof and to the same design. There are 12 letting units which have been attractively decorated and furnished and are fully fitted with the appropriate inventory. The accommodation in each unit comprises one double bedroom, one bunk bedroom, an open plan kitchen and living area and a bathroom with bath, wash hand basin and wc. All heating and cooking is by electricity. 9 have an external hot tub. One further unit is used as an office and housekeeping store but is laid out identically to the letting units so could be added to the letting fleet without difficulty.

In addition there are a further 15 identical bungalows which have been sold subject to 999 year ground leases. We are advised these units are used for holiday letting or as private holiday homes.

The Business
The 13 bungalows operated in-hand (including the unit used as an office) are currently operated as a successful holiday letting business. The marketing is handled entirely by Hoseasons.

In the year ending 31st March 2025 the 12 bungalows used as accommodation generated income of £229,893 (£19,157 per unit).

The ground rent income was £4,871.

The rent from the AST was £6,600.

Full details will be provided to seriously interested parties.

A buyer could continue with the existing business model or sell the bungalows as private holiday homes or investments. There is also potential subject to planning to add further units given the current density.

Whilst consent for conversion to permanent residential use has previously been refused, a buyer may consider that given the residential use of adjoining properties including Freshfields Court (also known as Carnaby Court), there is merit in testing the opportunity again.

The Former Boiler House
A detached 2 storey former boiler house has been converted into 3 flats. 2 of these have been sold subject to 980 year ground leases with the third included in the sale but subject to an Assured Shorthold Tenancy.

Planning Status
The holiday village enjoys planning consent for 28 bungalows from East Riding of Yorkshire Council (ref 03/02493/OUT dated 11th November 2003). Condition 3 states “The holiday bungalows hereby permitted shall be used for holiday purposes and shall not be used as permanent or main residences”.

The former boiler house originally received consent from East Riding of Yorkshire Council for conversion into 3 self-contained holiday flats (ref 03/06499/PLF dated 19th November 2003). However, this was subsequently converted into an un-restricted residential use under ref 19/00501/PLF on 1st May 2019.

Tenure
Freehold. 13 bungalows are held in-hand. The remaining 15 bungalows and 2 flats have been sold subject to 999 or 980 year ground leases. The third flat is let under an AST.

Services
Mains water, drainage and electricity.

Directions
From the roundabout in Carnaby take Moor Lane which runs east from the A614 to the A165 coast road. After 0.9 mile turn right on to Carnaby Sticks. Alternatively, from the A165 take Moor Lane and after 300m turn left on to Carnaby Sticks. After approximately 500m turn right on to the private access road.

Uniform Business Rate (UBR)
Rateable Value (RV) £34,225.00
RV per 2026 Valuation List £30,000.00

VAT
VAT at the prevailing rate will be chargeable in addition to the purchase price.

Fixtures and Fittings
The in-hand cottages are to be sold with the benefit of furniture, curtains and a full turn-key letting inventory.

Local Authority
East Riding of Yorkshire

Money Laundering Legislation
In accordance with Anti Money Laundering Legislation, buyers will be required to provide identification documents to the selling agent once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed.

Viewing
Strictly by appointment through the sole agents, Messrs Humberts York office, telephone or Messrs Anderson Leisure, telephone .