Adams & Co - Business Transfer Agent, Business For Sale UK

£1,175,000 / SUBSTANTIAL RURAL GUESTHOUSE - Whitstable / ref: KT001112

Full particulars.

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BUSINESS

Established as a guesthouse for over thirty years, the property has been in the hands of the present owners since 1999 and they are now wishing to retire.
Bed and breakfast only is currently provided, allowing scope to introduce evening meals which could be served in the impressive, function room. The clientele mainly comprises business people, weekend visitors and tourists. The premises has an alcohol licence and is also licensed for weddings and civil ceremonies which can take place either in the gazebo, set in the landscape gardens, or in the 800 sq. ft, function room.
All bedrooms have en-suite showers, colour TV, tea and coffee making facilities, central heating and a hair dryer. Some rooms have stunning sea views of Whitstable and the estuary, while others have views of the countryside. One room has its own access and a private garden.
The business is run by a husband and wife team, with the help of two part-time staff. In addition to an excellent dedicated website, this four star guesthouse is also featured on various local interest sites and recommended in many guides.

THE VENDOR HAS REQUESTED THAT NO DIRECT APPROACH TO THE BUSINESS SHOULD BE MADE AND THAT ALL NEGOTIATIONS MUST BE THROUGH THIS OFFICE

BUSINESS PREMISES

(all sizes are approximate and should be considered 'nominal'.)
The accommodation is housed in two interconnecting, spacious properties and arranged as follows:
Ground Floor
The main entrance is via a traditional enclosed porch with a front door leading into:
Guest Sitting Room - (10.5m x 5.7m) with a wood burning stove, a character brick archway and 2 windows to the front of the property. Bedroom 8 - (5.3m x 3.7m) a double room with an en-suite shower room, with a newly fitted, large, walk-in shower, WC and wash hand basin.
Bedroom 10 - (4.0m x 4.8m). This spacious room is accessed via an external door from a private area of the garden. It has a double bed, an en-suite shower, WC and wash hand basin.
Office Area
Bedroom 9 - (6.7m x 4.7m) a suite, consisting of one room with a double bed adjoining another room, with 2 single beds. There is a shower room with a shower cubicle, WC and wash hand basin and a separate, private door to the garden.
Kitchen - (4.0m x 5.2m) with an industrial non-slip floor and equipped to include: a 6-burner Smeg gas cooker, fitted wall and base units with granite worktops, a microwave, a toaster, a tall fridge/freezer, a stainless steel preparation table, a griddle, a double sink unit, stainless steel hot cupboard and a stainless steel canopy with an extractor fan. Door to:
Guest Dining Room - (12.2m x 3.8m) with a wood burning stove, stripped floorboards, ten tables with chairs (currently to seat 26 people) and double glazed doors on two sides of the room, opening onto the veranda.
WC - with a wash hand basin. Workshop/Garden Store - (4.7m x 4.4m) with double glazed doors to the front of the property.
Function Room - (7.8m x 9.8m) with attractive, laminate wood flooring throughout, two double patio doors leading onto the terrace and two windows to the front of the property.
Laundry Room - (3.4m x 3.8m) with a tiled floor, a washing machine, a tumble dryer, a single sink, a window to the rear and a WC with a wash hand basin.
Bedroom 12 - (4.3m x 3.5m) a double room with an en-suite bath/shower, WC and wash hand basin.
Bedroom 11 - (6.5m x 5.1m) a double room with an en-suite bath/shower, WC, wash hand basin and patio doors to the rear of the property.
Additional Laundry Room - (2.3m x 3.5m) with a commercial washing machine, a commercial tumble dryer, a commercial dishwasher and a water softener.
Store Room - (2.4m x 3.4m) with a window to the front of the property.
First Floor
Stairs from the guest sitting room to:
Landing - with a cupboard housing a hot water cylinder and a fire exit with external stairs down to the rear garden.
Bedroom 6 - (2.6m x 2.6m) a single room with an en-suite shower, WC and wash hand basin and a window overlooking the rear garden.
Bedroom 5 - (4.9m x 2.8m) a double room with an en-suite shower, WC, wash hand basin and
windows to the side and front of the property.
This room has a single bedroom accessible via a connecting door, enabling it to be used as a family suite.
Bedroom 4 - (3.6m x 4.9m) a double room with an en-suite shower room, with a newly fitted shower, a WC and wash hand basin.
Bedroom 3 - (4.0m x 2.6m) a double room with an en-suite shower, with a newly fitted shower, a WC and wash hand basin.
Bedroom 1 - (3.0m x 3.1m) a single room with an en-suite shower, WC and wash hand basin. Bedroom 2 - (5.3m x 5.2m) a suite, consisting of one room with a king size bed adjoining another room, with 2 single beds. There is a shower room with a shower cubicle, WC and wash hand basin.
Bedroom 7- (3.4m x 4.3m) a double room with an en-suite shower, WC and wash basin and a large store cupboard.
Stairs from main entrance hallway to:
Bedroom 13 - (4.3m x 5.2m) a double room with an en-suite shower, WC, wash hand basin and windows to the front and rear of the property.
Bedroom 14 - (12.0m x 3.2m) a spacious, double-aspect, family room with a kingsize bed and 2 single beds and an en-suite bath/shower, WC and wash hand basin.
Note:
Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition

OUTSIDE:
To the front of the properties, there are attractive borders and flower beds and parking for 12 cars. To the rear, the garden is mostly laid to lawn with mature shrubs and trees, a pond, an attractive gazebo (suitable for weddings), a delightful terrace and a lynch gate leading to a further car park for some 10 cars.

PRIVATE ACCOMMODATION

(all sizes are approximate and should be considered 'nominal'.)
There are two areas of owners' private accommodation which are arranged as follows:
Property 1
Bedroom 1 - (4.5m x 4.8m) a double room with a fireplace and windows to the rear and side of the property.
Bathroom -with a bath, a shower cubicle, WC and wash hand basin.
Bedroom 2 - (4.7m x 3.9m) with a window to the front of the property.
Property 2
This self contained section of the property is unusually spacious and offers the following:
Sitting Room/Kitchen - (12.5m x 5.2m) a very large room with a tiled floor, fitted wall and base units with corian worktops, a sink, a larder cupboard, a gas hob, an electric oven, an island
unit, external doors on two sides of the room and patio doors leading onto the rear terrace.
Bedroom 1 - (12.0m x 3.1m) a large double-aspect room with an en-suite bath, shower, WC and wash hand basin and a built-in wardrobe.
Bedroom 2 - (4.7m x 4.5m) a double-aspect room with an en-suite bath, shower cubicle, WC and wash basin.

TENURE

The Entire Property is offered for sale Freehold

RATES

The business rates currently payable are £3,800
and the council tax is £950 pa. The present
owners benefit from small business rate relief.

TRADE

Due to the current owners being well into retirement age and not enjoying good health, the recent level of trade has not been substantial and this has been considered when the asking price was established.
The turnover shown in the accounts for y/e 31/3/2012 is £74,197

COMMENTS

In our opinion, there is huge potential to promote the property as a wedding venue and to re-establish the excellent level of trade the business once enjoyed, as a most beautiful guesthouse/hotel.
Due to the size and location of this unusual Guesthouse, we feel that only by viewing the property can the full potential be appreciated.
We understand that the property complies with current fire regulations.