Watersmeet Road, Lynmouth

ABOUT THE PROPERTY

A Distinguished Coastal Residence and Boutique Hospitality Opportunity Dating back to circa 1809, this exceptional Grade II listed residence occupies an enviable position in the heart of the picturesque fishing village of Lynmouth, within Exmoor National Park. Formerly the rectory serving the twin churches of St Mary's, Lynton and St John's, Lynmouth, the property is steeped in history and architectural charm, commanding breathtaking views across the harbour, village, the East Lyn Valley and out to sea.

A rare combination of elegant period living and established hospitality, the property is currently operated as a charming boutique hotel, offering a unique lifestyle and business opportunity. The accommodation comprises eight beautifully proportioned bedrooms, seven of which benefit from en-suite facilities, providing highly flexible living arrangements. The current configuration includes seven stylish guest bedrooms together with comfortable owners' or managers' accommodation.

Many of the sea-facing rooms enjoy magnificent vistas over the point where the East Lyn River meets the Bristol Channel, while the luxurious principal suite commands panoramic views across the valley and surrounding coastline. Throughout the property, elegant reception spaces and guest accommodation retain an abundance of original features, seamlessly blending historic character with modern comfort and convenience.

Externally, the property enjoys delightful terraced gardens and a secluded patio, creating idyllic spaces for outdoor dining, entertaining and relaxation, all set against a spectacular coastal backdrop.

For layout and approximate room measurements please see the enclosed Floorplan and refer to the VIRTUAL TOUR.

THE BUSINESS

The property has been successfully operated as a bed and breakfast by the current owners, who have built a strong and well-regarded trading business. There remains considerable potential to enhance and expand the enterprise, as the business currently closes during the low season and does not offer lunch or evening dining services.

Trading accounts will be made available to seriously interested parties following an inspection of the property.

This exceptional property represents a rare opportunity to acquire a beautiful period residence with an established and profitable hospitality business, perfectly suited to those seeking an enviable lifestyle and income in one of North Devon's most sought-after coastal locations.
Fixtures and fittings are available by separate negotiation.

THE AREA

The property is located within a short walk of The Valley of Rocks and local amenities, including a good selection of restaurants, bars, cafés, shops, gym, hairdressers, small supermarkets, a library, a primary school, and places of worship, along with a regular bus service.

Lynton is twinned with the coastal village of Lynmouth, set on the banks of the River Lyn overlooking the sea and reached by a cliffside railway. The South West Coast Path passes directly through Lynton & Lynmouth and is England's longest waymarked long-distance footpath and a National Trail. It stretches for 630 miles (1,014 km), running from Minehead in Somerset, along the coasts of Devon and Cornwall, to Poole Harbour in Dorset. More extensive shopping facilities and amenities are available at the larger town of Ilfracombe (about half an hour) and the regional centre of Barnstaple (about 35 minutes). The world-renowned surfing beaches at Woolacombe, Putsborough, Saunton (also with Championship golf course) and Croyde are also about 40 minutes by car.

The North Devon link road (A361) is about a 30-minute drive and eventually joins the M5 motorway network at Junction 27, where Tiverton Parkway offers a fast service of trains to London Paddington in just over 2 hours. The nearest international airports are at Bristol and Exeter. There are excellent state and private schools within the area. The Valley of Rocks is within level walking distance (passing the extraordinary location of the cricket ground), offering access to many miles of coastal walks and stunning unspoilt countryside, which the surrounding Exmoor National Park has to offer. A trip to Dunkery Beacon, Exmoor's highest point has incredible views and a picnic at Landacre Bridge or visit to Withypool tea rooms would be well worth the journey.

SERVICES - OUTGOINGS

Mains drainage, electricity and water are connected. The property benefits from oil-fired central heating, and has a fire alarm system.

Full fibre broadband is connected directly to the property, with coverage available for multiple mobile networks (please refer to the Ofcom website for further details).

Local Authority: North Devon Council - mixed-use (residential with business use).

Council Tax Band A (2026/27): approximately £1,815.02 per annum.

Business Rates: Currently eligible for Small Business Rate Relief - £0.00 per annum.

EPC - C Rating

Tenure - Freehold

NB. Please note that the scenic photographs have not been taken from the property.

DIRECTIONS

From our office, head down Church Hill and turn left onto Lynmouth Hill, then turn right into Watersmeet Road at the bottom of the hill. Continue for approximately 50 metres and the property will be found on the right-hand side, identified by a nameplate.

Parking is available in the nearby car park, with residents' permits for 2025/26 priced at £115 per annum. It may also be possible to park on-street during the low season. For further details, please refer to the North Devon Council website.

What 3 Words Location - ///destiny.campfires.elbow

Property Reference #RSE0604

IMPORTANT NOTICE

These sale particulars have been prepared as a general guide. They must not be relied upon as statements of fact. We have not carried out a detailed survey, nor tested the services, heating systems, appliances and specific fittings. Room sizes should not be relied upon for carpets and furnishings. If there are points which are of particular importance to you, please make contact prior to viewing the property. To the best of our ability we try to represent the property accurately and honestly. A purchaser must make sure they are satisfied with the property before agreeing to proceed.

A Property Information Questionnaire & Title Register are available to prospective purchasers before committing to proceed with a purchase. We are not legal experts, and you must seek and be guided by your own legal advice. Talk to us if there are any questions or concerns relating to the property.

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Council Tax Band: A (North Devon Council)
Tenure: Freehold