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A beautifully presented guest house
The popular seaside village of Dymchurch
10 miles from Eurotunnel in Kent
Scope to increase the number of letting rooms
Tastefully refurbished throughout
New bathrooms, windows, and doors
All rooms en suite
LOCATION:
A short walk from Blue Flag and family-friendly sandy beaches, this beautifully presented detached guest house is located in the delightful seaside village of Dymchurch on the Kent/East Sussex border. It is within easy reach of the historically important city of Canterbury and the high-traffic Eurotunnel terminal at Folkestone. The property offers families a lovely holiday location, benefiting from picturesque countryside to the rear and 3 miles of award-winning sandy beaches close by.
BUSINESS:
Currently offering 5 letting rooms, all with ensuite facilities, they are tastefully decorated and provide televisions and tea and coffee making facilities. Families are catered for, with cots and highchairs available. There is a guest lounge and a breakfast room with 12 covers divided by 1 x 4-seater and 4 x 2-seater tables. The property benefits from a £150,000 refurbishment programme completed in the past year. The vendor’s accommodation includes a lounge, bathroom, kitchen, and 4 double bedrooms, some of which could be converted into letting rooms to boost revenues. 25% of guests visit more than once per year, with 50% of visitors coming from Europe, with the conveniently located Eurotunnel just 10 miles away at Folkestone. The property is well-placed in a popular holiday location, surrounded by picturesque countryside and 3 miles of safe, Blue Flag sandy beaches. Visitors looking to access the award-winning beaches and beautiful countryside of Kent and East Sussex will find that this family-owned and operated guest house represents the perfect base. Offering charming hospitality and situated in the delightful seaside village of Dymchurch, it is within easy reach of the historically important city of Canterbury. Local attractions include donkey rides, a fun fair with ghost trains, and, of course, the beaches for building those magnificent sand castles. Possibly the best way to appreciate the local scenery is to take a trip on the Romney, Hythe, & Dymchurch Railway. It was first opened in 1927 and now covers thirteen and a half miles, absorbing sights from the Cinque Port of Hythe to the lighthouses at Dungeness.
TENURE:
Freehold
RATES:
The rateable value of the business premises is £4,650, thus Zero rates are payable in 2024/25. The domestic accommodation falls into Band A for council tax purposes. NOTE:
This information has been obtained either from the current rate demand for the property, by telephone from the local authority or by reference to the VOA website. The amount payable is the standard rate for the Rateable Value shown. In some circumstances, this may vary, and therefore it is recommended that potential buyers make their own enquiries through the local authority to check the applicable rateable value and whether the rates payable will be the figure quoted above. Note: Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition.
SERVICES:
We understand from the vendor that all main services are connected to the property.
TRADE:
The vendor operates the business to suit her own lifestyle and manages revenues to stay below the VAT threshold of £90,000. This is partly achieved by closing the business from 1 November to 31 January each year. Maximum UK Guest House occupancy rates are in the region of 70% suggesting maximum revenues from the current configuration of the letting rooms is in the region of £120,000. Increasing annual revenues by increasing the number of letting rooms available is an option.
The vendor manages the business with “Q-Book” online booking software which together with the Bank Statements are available to potential buyers to verify takings and to interrogate for Financial Due Diligence purposes.
Please note that if a business is VAT registered, all figures exclude VAT.
LEGAL FEES:
Vendors and Buyers each to meet their own legal costs,
COMMENTS:
The vendor has decided to retire creating an exciting opportunity for an enthusiastic new operator to build on the solid foundations laid down by the current owner over the past 7 years.
Financial information will be made available to seriously interested purchasers after they have formally viewed the business.
LOCAL AUTHORITY:
Folkestone & Hythe
INTERNET:
Potential buyers wishing to find out more about the surrounding areas are invited to ‘search’ under ‘Dymchurch’, or specifically go to 'upmystreet.com' and use the post code ‘TN29’.
VIEWING
If you wish to discuss this business opportunity in greater detail or arrange an appointment, please call Nick.
PLEASE DO NOT MAKE CONTACT DIRECTLY WITH THE BUSINESS
