A slice of heaven
A beautifully presented 8/9 x bedroom boutique guest house with dining facilities in the very much sought after Lower Brockhampton, which is only minutes away from Dorchester, Dorset. This charming property with oak beams and several fireplaces, has undergone a rolling refurbishment programme and is now presented in excellent turn-key condition. The owners 3-bedroom accommodation is flexible / spacious and the grounds are stunning. Currently trading with a fine dining restaurant from a professionally fitted kitchen, it enjoys a fine reputation from locals and visitors alike. The property benefits from large garage and extensive parking and would suit a variety of uses or could simply be a lovely farmhouse with letting room
LOCATION
Situated in Lower Brockhampton, a small hamlet on the River Frome, where Thomas Hardy first attended school as a young boy. The pretty hamlet has plentiful walks, either to Stinsford and Dorchester to the west or to Yellowham Wood and Puddletown Forest to the east. The coast and beaches are only 10 minutes’ drive away and all local amenities are near too. The location benefits from easy access onto all main arterial road links and rail mainline at Dorchester which links London and all parts of the UK.
BUSINESS
Currently this Boutique guest house operates with a licensed fine dining restaurant which is highly successful and sought after. The letting accommodations are all large and spacious and each benefit from windows framing views of the gardens or the rolling fields of green. The gardens are just stunning, which is much enjoyed by the visitors and lovingly nurtured by the owners. The occupancy level and the repeat custom are high but we, the agents, feel an alternative usage would be highly successful too. By only operating as a guesthouse or even with a light touch installation of warming kitchens or provide self-contained letting units. Whilst there are currently eight letting bedrooms, one of the owner’s three bedrooms could be repurposed back to letting as it was previously. A full handover will be provided to ensure a smooth transition and continued success. Actual trading accounts to be made available following a successful formal viewing.
ACCOMMODATION COMPRISES
Entrance through two large pillars into a large car park and with a path to the front reception door
RECEPTION
With a 3.72m x 2.95m
A welcoming space with a reception deck, chair, wall mounted mirror, turning staircase to upper floor and window to side.
DINING ROOM
12.10m x 5.65m
A beautiful large open plan space with 9 x tables and chairs for approx. 25 covers. With wood flooring, an ornate fireplace with inset wood burner and 4 x windows to the front of the property making this space bright and airy.
LOUNGE 1
3.90m x 3.87m
A cosy area with two large sofas, two armchairs, coffee tables, gas-fuelled wood burner and window to the front of the property.
LOUNGE 2
4.50m x 3.90m
Another lounge comprising of additional comfortable sofa seating, coffee table and dual aspect windows to front and side of the property.
INNER HALLWAY
PANTRY
2.00m x 1.10m
A useful area with refrigeration, sink & drainer and for general storage.
LADIES
WC and hand wash basin.
GENTS
WC and hand wash basin.
KITCHEN
6.45m x 2.60m
There are two distinct areas within the kitchen which benefit from quarry flooring and windows and door leading out to the garden. It has been professionally installed and equipped with all the latest gadgets to cope with any food preparation.
The cooking area with a high-level ventilation system.
The prep area.
WASH / STILL ROOM
3.70m x 1.85m
This room is for the preparation of teas, coffees and washing dishes. Off this area are smaller dry storage rooms, staff toilet and refrigeration. At the far end is a door leading out to the bin and herb garden.
LETTING ACCOMMODATION
All the rooms have been beautifully refurbished and individually decorated to a very high standard and every room has windows with views of the gardens or rolling fields of green. They all feature contemporary bedside tables, chests of drawers and wardrobes and quality-installed en-suite facilities. All rooms also benefit from a comfortable seating area, flat-screen smart TV, information on local amenities, Free fibre optic Wi-Fi, a hairdryer and a hospitality tray.
GROUND FLOOR
6 x Double rooms all with en-suite bathrooms with WC, bath and shower over and wash hand basin.
2 x Double rooms all with en-suite bathrooms with WC, bath and shower over and wash hand basin.
OWNERS ACCOMMODATION
The owner’s accommodation is on the 1st floor and spans across the whole of the farmhouse and comprises of 3 x bedrooms, office, kitchen area (removed) lounge, family bathroom and one of the rooms benefits from en-suite facilities.
OUTSIDE
The gardens are just beautiful with lawns, several terraced areas with many tables, chairs and parasols. There are borders, hanging baskets all creating a lovely cottagey country feel.
HERB GARDEN
To the rear of the property is a herb garden with a glass house, area for all the bins and direct access out onto the road.
PARKING
With access through large white pillars to a large gravelled car park for approx. 12 vehicles and there is unrestricted parking on the road to the front.
GARAGE
A large double width garage with additional storage to the rear.
BUSINESS WEBSITE
www.yalburycottage.com
FIXTURES & FITTINGS
Trade fixtures and fittings, except for the vendors' private inventory, will be included in this freehold sale. A full inventory will be made available prior to the exchange of contracts.
SERVICES
Mains electricity and water connected, septic tank in the grounds ref drainage; however, no testing of these services has been conducted by the Agents Ware Commercial.
COUNCIL TAX
The owner’s accommodation is band A.
TENURE
Freehold
VIEWINGS
All viewings are to be by appointment through Ware Commercial
