Rohaven Bed & Breakfast is a substantial and deceptively spacious detached Victorian property with origins dating back to the 1920's. The property has undergone a comprehensive programme of upgrade and refurbishment by our clients during their 4 years of ownership and is now well presented and furnished to a high standard throughout. This spacious property briefly comprises; - 10 well-appointed individual Letting Bedrooms all with Ensuite/Private Bathroom Facilities; 2 Bedroom Static Caravan/Chalet; Breakfast Room; fully equipped Kitchen; Owner's Accommodation with Sitting Room, Double Bedroom and Shower Room; Laundry Room. Externally, the property benefits from Private Off Road Car Parking to the front for 8 vehicles and good sized attractive Rear Garden with Lawn and Patio Areas. An internal inspection is essential in order to fully appreciate all that this well presented and unique guest house opportunity, with impressive levels of trade, has to offer.
Rohaven Bed & Breakfast occupies a prominent and highly visible trading position on Exeter Road, the main arterial road leading into Exmouth town centre. Rohaven is conveniently located a short walk from the town centre, the marina and the beach. Exmouth is a sought-after coastal resort town situated on the Jurassic Coast designated a World Heritage Site by UNESCO. The town is a popular place to live and work and is a well-established family holiday resort town. Boasting over 3 miles of golden sands and a huge estuary, Exmouth is well placed to take advantage of the numerous recreational facilities to be found by the Exe estuary and East Devon coastline, including boating, sailing, water skiing, kite surfing, walking and bird watching. Surrounded by beautiful Devon countryside, yet only 12 miles by road or rail from the cathedral city of Exeter, Exmouth has its own thriving shopping centre including an M&S food hall and a variety of restaurants and leisure facilities.
Entrance door to the front into Entrance Lobby with original tiled flooring and door into Reception Hall with stairs to upper floor and door into Breakfast Room an attractive room with windows and doors leading out to the rear garden, breakfast bar and serving counter area with storage cupboards below, wall mounted colour television and free-standing wooden tables and chairs comfortably seating 20 guests. Kitchen fitted with a comprehensive range of base and wall mounted kitchen units, complementary work surfaces, Altro flooring, part tiled walls, four burner range cooker with dual hotplates and ovens, microwave oven, fridge freezer, hot water still, double stainless steel sink unit and dishwasher. Laundry Room with commercial washing machine and tumble dryer (on full-service contract at £250 plus VAT per month), commercial roller iron, chest freezer, shelving and door to outside.
The property offers 10 Letting Bedrooms, each of which is equipped with colour television, tea and coffee making facilities, hairdryers and complimentary Wi-Fi. The bedrooms are all Ensuite, apart from Bedroom 6 which has Private Toilet Facilities. The well-proportioned letting rooms briefly comprise: -
Bedroom 1 a good-sized double room with bay windows to the front and an Ensuite Shower Room. Bedroom 2 a good-sized bedroom with windows to the front and an Ensuite Shower Room. Bedroom 3 a good-sized double bedroom with windows to the side and an Ensuite Bathroom. Bedroom 4 a good-sized double bedroom with independent entrance door with windows to the rear, Kitchenette and an Ensuite Bathroom.
Bedroom 5 a good-sized double bedroom with bay windows to the front and an Ensuite Shower Room. Bedroom 6 a standard single bedroom with windows to the front and a Wash Hand Basin. Toilet for the sole use of bedroom 6. Bedroom 7 a good-sized triple room with windows to the front and an Ensuite Shower Room. Bedroom 8 a good-sized double room with windows to the side and an Ensuite Shower Room. Bedroom 9 a good-sized double bedroom with windows to the side and an Ensuite Shower Room. Bedroom 10 a good-sized double bedroom with windows to the rear and an Ensuite Shower Room.
Situated on the ground floor is the Owner's Private Accommodation which is well presented throughout and briefly comprises: - Sitting Room with aspect to the side, feature fireplace and an inset electric fire. Double Bedroom a good-sized room with aspect to the rear and patio doors leading to the rear garden. Shower Room. Agents note: Previous owner's utilised Bedroom 4 as an additional owner's bedroom/accommodation.
To the front of the property is a Private Off Road Car Park with marked spaces for 8 vehicles. Further unrestricted on street car parking is available outside the property. To the rear of the property is a large and attractive Enclosed Rear Garden mainly laid to lawn, with raised patio areas and feature flower bed borders, a wooden Storage Shed and further wooden Storage Shed with Covered Seating Area. A clad Static Caravan/Chalet is also used for occasional letting and briefly comprises 2 Bedrooms (1 Double and 1 Single) an open plan Sitting Room, Kitchen and Dining Area and a Shower Room with separate Toilet.
Rohaven is presented in excellent order throughout and is a well-established and well-regarded bed and breakfast business. The property which has been owned and operated by our clients for the past 4 years has been refurbished to a high standard throughout and occupies a prominent trading position on the main arterial route leading to Exmouth town centre. The high standards ensure excellent levels of repeat business and word of mouth recommendations. Through personal choice, our clients choose to trade the business on a bed and breakfast only basis and do not offer evening meals. Rohaven benefits from a good web presence and has its own website and is also featured on a number of high-profile accommodation websites. There are excellent levels of repeat trade, and its high profile and highly visible trading position means that there is always a good amount of passing trade. Consequently, the business benefits from strong levels of ongoing trade and forward bookings. The business is run by our clients a husband and wife partnership with no staff employed.
Our clients advise that the business trades in excess of the VAT threshold and that trade for the period commencing 16 May 2021 to the 26 October 2021 (approximately 5½ months) was £90,737 including VAT. Further trading information can be made available to interested parties following a formal viewing appointment.
We believe that Rohaven represents an excellent opportunity for first time buyers wishing to enter into the hospitality industry to purchase an affordable and established business in a busy trading location. Businesses such as Rohaven are always in short supply, but those that provide such an enviable lifestyle and still offer genuine potential for future growth in business are very rare indeed. An internal viewing is essential in order to fully appreciate all that this enviable business opportunity has to offer and our clients are prepared to offer a full hand over and training to prospective purchasers, if so required.
Requested and to be confirmed.
We are advised that the business currently benefits from 100% small business rates beliefs. For up-to-date Business Rates and Council Tax information relating to this property, we refer you to The Valuation Office website
All mains' services are connected to the property.
Price & tenure
£95,000 for the leasehold interest as a going concern business and full trade inventory. Stock to be additional at valuation. The premises are being offered by way of a new 7 year private fully repairing and insuring lease agreement. The rent is £3,250 per calendar month