Profitable Guest House With Functions And Gardens Near Beach For Sale

Six Letting Bedrooms including two on the ground floor plus private first floor double bedroom and dressing room/small bedroom + ground floor large private lounge
A ground floor letting room could be used privately if preferred.
Large Conservatory/Function Room.
Car Park; Guest’s Garden; Private Garden and Useful Sheds
The semi-detached property is traditionally built and has gas fired central heating and is predominantly double glazed. The guest house is set well back from Dorchester Road by its own car park. There is a side pedestrian access to the rear gardens. The beach is within easy walking distance and the town centre and harbour about 15 minutes walk.
The accommodation is modern, contemporary in style and guests can use the conservatory and lawned rear garden; beyond this is a partially enclosed second garden and there are a number of sheds and hard surfaces and clothes drying area.
The two ground floor bedrooms have en suite facilities and of the first floor bedrooms two have en suite facilities and two rooms share a bathroom and W.C.
The property has seen much improvement within the present owners’ tenure including a new gas boiler, some new windows, a new front door, an exterior staircase to the separate and additional entrance to the owner’s accommodation; new kitchen and range cooker, new washing machine, new dryer, complete redecoration and new furniture, mattresses and linen.
There is a great amount of flexibility in how the accommodation for the owners is arranged; The owners could use one ground floor bedroom and the private bedroom upstairs room and trade with 5 letting bedrooms; or, one or two ground floor rooms could be private with 5 or 6 letting bedrooms; or, the upstairs bedroom and dressing room could be very private with a separate entrance and luxury shower/bathroom and 6 letting bedrooms used including two valuable ground floor rooms. Currently, the owners use 5 letting bedrooms -the two ground floor en suite letting bedrooms and three of the upstairs rooms - the two en suite and one other which then has its own shower room.
A Licensed Guest House providing bed and breakfast. The business has been in the present hands since August 2023 and has proven to be a popular business but is now for sale due to both the husband and wife team suffering health problems.
The informed turnover is c.£45,000 p.a. from a 7 month trading period only. This lifestyle business can allow long winter holidays. However, the agents know this business having sold it before and know that if the guest house is opened for much longer, all letting rooms are used and some small functions such as weddings, wakes and birthday celebrations are offered the turnover could approach the £90,000 VAT threshold.
The business has a liquor licence and buyers who wish to use with this facility will be required to obtain a personal licence. In previous years the business has hosted small weddings and functions and the present owners have not pursued this opportunity. The large conservatory off the dining room leading to the enclosed rear garden lends itself to such gatherings, especially with the availability of parking.
The business is of such a size as to be able to run by a couple. There are no business rates payable as the rateable value is below £12,000.
Now, this guest house adjoins a substantial hotel, The Rembrandt Hotel, which has a swimming pool available to non-residents – this is a facility used by some guests.
Tenure: The property is effectively held on a 15 year lease with a 10 year FRI lease from 2021 at a current rent of £15,000 p.a. with 3 year rent reviews which has an option to renew for a further 10 years (i.e. until 2041) A rent deposit will be payable to the landlords of 6 months rent = £7,500. The lease is protected by The Landlord and Tenant Act 1954.
Price: £295,000 for the lease, goodwill, fixtures, fittings, furnishings, equipment etc.
EPC: TBN