Accommodation, Lamorna Lodge, Boskerris Road, Carbis Bay, Cornwall

A rare and fantastic opportunity to secure an exceptional 9 ensuite letting bedroomed guest house through a unique leasehold with option to purchase arrangement. Available on a leasehold basis with the option to acquire the freehold in the future, this offers an affordable and flexible pathway to ownership of a property valued at over £1 million. Situated in one of the UK's most desirable and sought-after coastal destinations and set in an elevated position with stunning views across Carbis Bay, this property offers the chance to enjoy a lifestyle that most people only dream of. It offers an opportunity to live and work by the sea in one of Cornwall's most beautiful locations, now made accessible through this innovative and affordable purchase structure. The property also benefits from spacious two-bedroom owners' accommodation together with a one-bedroom annexe, providing excellent flexibility for multi-generational living, staff accommodation, or additional income generation.

LOCATION

Ideally positioned within easy walking distance of Carbis Bay Beach, with its renowned spa, restaurants and amenities, and just a short distance from the vibrant harbour town of St Ives, the property combines an enviable coastal lifestyle with a thriving and established business. This area represents one of the finest coastal retreats in Cornwall, combining breathtaking natural beauty with excellent transport links. It is renowned for its white sandy beaches, turquoise waters and proximity to the vibrant town of St Ives. This town offers a charming harbour dotted with colourful fishing boats and cobbled streets lined with art galleries, boutique shops and exceptional restaurants, making it a haven for visitors and food lovers alike. The popularity of Carbis Bay and St Ives ensures consistent enquiries for accommodation throughout the year. Outside, the property features attractive landscaped front gardens, a substantial private owners' garden to the rear, and ample guest parking.

BUSINESS

This beautifully presented detached guest house comprises nine en-suite letting bedrooms and is currently trading at a level comparable to properties twice its size, despite operating for only 15 weeks per year, highlighting the significant potential for further growth and increased profitability. With outstanding five-star reviews, strong year-round demand, and considerable scope to extend the trading season and further increase revenue, this is an exceptional opportunity to acquire a highly successful lifestyle business with substantial future potential and a clear route to full ownership. The current owners acquired the property in 2004 and immediately undertook an extensive refurbishment programme. Since then, they have continually improved and refined the business to create the exceptional offering presented today. What originally began as a semi-retirement lifestyle business has developed into a highly successful operation, with almost 50% repeat custom. Despite operating for only 15 weeks per year, the business already generates a substantial income. In the opinion of the selling agents, there is potential to achieve annual revenues in excess of £250,000 should new owners choose to extend the trading season and fully capitalise on the strong demand for accommodation in this highly sought-after location. The business currently requires no additional staff beyond the owners and the food offering is limited to bed and breakfast. However, thanks to the professional kitchen and ideal layout, there is clear potential to introduce light lunches, cream teas or light evening meals if desired. When the property closes after the short trading period, it reverts to a luxurious family home. The premises would also lend themselves well to weddings, private events or retreats. The self-contained annexe is currently used solely for the owners’ mother but could generate additional income if let as holiday accommodation. The property benefits from dual planning consent, allowing it to operate either as a commercial guest house or as a private residential home. Flexible terms are available to suit individual circumstances. Prospective purchasers who wish to make a larger initial leasehold investment can benefit from a corresponding reduction in the monthly rental payments, creating a tailored and potentially more cost-effective route towards future ownership.  Trading accounts will be made available following a formal viewing.

ACCOMMODATION COMPRISES (in brief)

Entrance

An impressive entrance across a large car park leads through glazed doors into the entrance foyer.

Entrance Foyer

A beautiful and spacious reception area featuring a statement console desk for guest check-in. The space is bright and airy, enhanced by a striking 1960s brick window feature that allows an abundance of natural light. A turning staircase leads to the letting rooms, with doors providing access to the main guest areas.

Lounge / Bar Area

A wonderfully spacious and beautifully furnished lounge offering far-reaching panoramic sea views. The room features several comfortable seating areas and a feature open fireplace. To one side is an enclosed bar area, now largely operated as an honesty bar for guests. At the far end, floor-to-ceiling wraparound windows maximise the spectacular views.

An archway leads to the dining room.

Dining Room

A large dining room with an array of tables and chairs to comfortably accommodate all guests. At the far end of the room are large windows and a door leading onto a magnificent, enclosed terrace, ideal for morning coffee, barbecues or entertaining. Steps lead down to the front garden.

Doors leading to the kitchen.

Kitchen

A state-of-the-art modern kitchen with a large window overlooking the owners’ private garden. The kitchen is fully equipped with modern appliances and generous worktop space, making food preparation efficient and enjoyable. There is ample storage for cutlery, crockery and glassware along with a dedicated wash-up area.

Utility Room

Providing additional storage and equipped with multiple washing machines and tumble dryers, with a door leading to the rear private garden.

Guest Cloakroom

WC with wash hand basin.

LETTING ACCOMMODATION

All guest rooms have recently been decorated to a high standard and feature well-appointed en-suite facilities. Rooms are equipped with LCD digital Freeview televisions, complimentary beverage facilities, bedside tables, chests of drawers and wardrobes.

Room categories include deluxe rooms and premier rooms.

Ground Floor

There are two double guest rooms, both with direct access to a private outdoor seating area.

First Floor

There are seven double rooms and one single room, many of which enjoy sea views.

OWNERS ACCOMMODATION

The owners’ duplex accommodation offers a highly private area of the property. It includes a bedroom with en-suite bathroom on the second floor with panoramic sea views.

On the first floor there is an additional double bedroom, a study/lounge and a shower room. The additional bedroom is occasionally let to guests.

Annexe

A beautifully presented self-contained ground-floor apartment comprising a large double bedroom, modern fully fitted kitchen, comfortable lounge and a conservatory or sunroom which leads onto a private terrace.

Outside

To the front of the property are landscaped gardens with mature planting and two terraces. An elevated glass-balustrade terrace connects directly to the dining room, while a lower terrace provides bench seating and space for outdoor tables, chairs and sofas.

OWNERS PRIVATE REAR GARDEN

Accessible from the side of the property or via the rear of the business, this large garden includes several terrace areas, a storage or workshop building and high hedging providing excellent privacy.

Business Website

Booking platforms currently used include Booking.com, Trivago, TripAdvisor and Expedia.

Planning

The property benefits from dual planning consent for guest house or hotel use (C1) and full residential use (C3).


Fixtures and Fittings
All trade fixtures and fittings, with the exception of the vendors’ private inventory, are included in the sale. A full inventory will be provided prior to exchange of contracts. All 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, broadband and drainage are connected. No testing of these services has been undertaken by the agents, Ware Commercial.

Business Rates
Please make enquiries with the Valuation Office Agency at

Tenure

Leasehold

Initial leasehold premium: £85,000
Stepped rent: £3750 PCM First year, £4000 PCM 2nd & 3rd year with a rent review every 3 years.
Option to purchase the freehold at a future date.
Flexible purchase structure available.
Purchasers wishing to make a larger upfront leasehold investment may benefit from reduced monthly rental payments.
The lease-purchase arrangement provides an affordable and accessible route to acquiring a hotel asset valued at over £1 million.

Flexible Terms Available

The lease-purchase structure has been designed to accommodate a range of buyer requirements. Those who wish to make a higher initial leasehold payment can secure a corresponding reduction in monthly rent, allowing the arrangement to be tailored to individual circumstances while maintaining a clear pathway to future ownership.


Viewings
All viewings and enquiries are to be made through the agents, Ware Commercial.
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