Victoria Street, Combe Martin, North Devon, EX34

**Looking for a lifestyle change** A substantial property run as a successful B & B with the option to continue as a business or as a residential property ideal for multi generation living.

Lion House offers an exceptional lifestyle opportunity for prospective purchasers. The property is currently operated as a successful bed and breakfast, boasting excellent reviews. In recent months, the current owners have chosen to reduce operations to selected weeks of the year. Alternatively, the sellers would consider reverting the property to full residential use, presenting an ideal option for a substantial family home with the potential for multi-generational living.

Parking is a valuable asset in Combe Martin, and Lion House benefits from ample off-road parking for 7 vehicles. In addition, previous planning permission has been granted for the construction of a double garage within the parking area (we understand footings are in place), located just yards from the property.

The location is truly idyllic, situated just over a mile from Combe Martin Bay via a relatively level walk. Exmoor National Park is also within close proximity, further enhancing the appeal of this highly sought-after village setting.

The property has been comprehensively renovated in recent years to an impressive standard, combining period charm with modern living.

The front door opens into an entrance hall featuring an original tiled floor, which in turn leads into a vast and welcoming main hallway. From here, doors lead to the principal reception rooms, with a staircase rising to the first floor and access also down to the cellar.

Positioned to either side of the hallway are two substantial reception rooms, each measuring an impressive approximately 30ft in length. One of these rooms enjoys direct access to a private courtyard seating area, which currently works particularly well as an extension of the dining space.

Further ground floor accommodation includes a modern fitted shower room off the hallway, along with a door leading through to the impressive kitchen/dining room. This bright and spacious room has been refitted in recent years with a contemporary kitchen, featuring an extended work surface forming an ideal breakfast bar. Beyond, there is ample space for a large dining table or additional living area. Bi-folding doors open onto the southerly facing garden, allowing natural light to flood in and seamlessly blending indoor and outdoor living.

Just off the kitchen is a useful utility room with space and plumbing for a washing machine and tumble dryer, along with a further door providing additional garden access.

A staircase from the kitchen area leads up to a private bedroom with en-suite shower room, which works particularly well as separate accommodation within the house.

Returning to the main hallway, the principal staircase rises to the first floor landing, which is spacious and well proportioned. This level offers four generous double bedrooms, three of which benefit from en-suite shower rooms. The remaining bedroom features a large walk-in wardrobe and direct access to the family bathroom. The family bathroom is an impressive space, fitted with a large walk-in shower and a freestanding bath.

Outside

To the front of the property there is off-road parking for approximately seven vehicles. Previous planning permission was granted in 2012 for a double garage/workshop (Application No. 54557, North Devon Planning Portal). We understand the footings are in place.

In addition to the courtyard seating area, the property benefits from a substantial south-facing garden extending to approximately 140ft. The garden slopes gently away from the house and has been terraced into several usable sections. Immediately beyond the kitchen is a large patio area, with steps leading down to further terraces and a large summer house. The far end of the garden is laid to lawn and is bordered by a stream, creating a peaceful and attractive outlook. The garden enjoys sunshine throughout the day.

Agents Note:
The property is currently operated as a guest house/bed and breakfast on a part time basis, with the owners private accommodation assessed separately under Council Tax Band 'A' and the business element subject to business rates. The current owners benefit from small business rates relief meaning no rates are payable, although this would be dependent on a purchasers individual circumstances.

The previous planning permission was granted for the construction of the double garage/workshop in 2012 under application number 54557 which can be found via the North Devon Planning Portal. We understand the footings are in place.

The property is being offered for sale either as a registered business premises or, alternatively, a private residential dwelling with the sellers changing the use if required. For the avoidance of doubt the property is not being sold with trading history, income or business goodwill. but just the property itself.

Furniture is available by separate negotiation.

All main services connected.

The village of Combe Martin has independent shops for everyday essentials along with a modern Co-Op store, a primary school, healthcare centre, Post Office and a variety of public houses and restaurants. Barnstaple is North Devon’s main trading centre and approximately 7 miles away (half an hour by car) and has many of the nationwide shops, a rail link to Exeter which connects to the main line service to London and has direct access onto the A361 North Devon Link Road which joins the M5 at Junction 27. The Cathedral city of Exeter is 1.5 hours drive away by car.

North Devon has a wealth of simply stunning golden sand beaches and has long been a mecca for British surfers. The area has recently been declared a ‘world surfing reserve’, one of just 12 places on the planet along with the Australia’s Golden Coast and Malibu in California. In addition Exmoor National Park offers breath taking scenery with miles and miles of walks.

Ready to take the next step?

Whether your home is on the market, or you’re just thinking about selling, now or in the future, and you’d just like some advice, we’d love to help!

Andrew Carr Sales
Nicola Draper Lettings

1. MONEY LAUNDERING REGULATIONS – Prospective buyers will be asked to provide identification information at a later stage. We kindly request your cooperation to avoid any delays in finalising the sale.

2. These particulars do not form part of an offer or contract.

3. The measurements provided are for guidance purposes only and should be considered approximate.

4. Potential buyers are advised to recheck the measurements before committing to any expenditure.

5. Douglas and Dean have not tested any appliances, equipment, fixtures, fittings, or services. It is in the buyer’s best interest to check the working condition of any appliances.

6. Douglas and Dean have not verified the legal title of the property. Buyers must obtain verification from their solicitor.

7. Mobile or broadband coverage checks have been carried out via the Ofcom website at time of instruction. Buyers are advised to make their own checks before committing to any expenditure.