Under Offer

A stunning, water side guest house for sale

Looe, Cornwall

£725,000 Freehold
Little Mainstone Guest HouseLooeCornwallPL13 2BUView Map

A stunningly located, luxurious, water side guest house which has been lovingly refurbished and upgraded to a high standard. This successfully owner operated business benefits from a mix of 5 double rooms and junior suites which together with parking for all rooms, garden, garage and views of the water affords our clients an impressive income. Owners have a one-bedroom accommodation with a large lounge/diner with harbour views. There is potential to create further bedroom from the garage or additional letting accommodation. Early viewings are highly recommended.

LOCATION
Situated on West Bank Road in Looe, Little-Maidstone enjoys breath taking views across the harbour & estuary. Looe is one of Cornwall’s most popular holiday destinations and with the bonus of the Looe Music Festival in mid-September enjoys a long high season. The medieval town of Looe you see today was originally two separate towns East Looe and West Looe. East Looe is where you will find the main shopping centre and the harbour. West Looe is more tranquil, with a selection of Shops Restaurants and Guest houses. Easily accessible by road and with regular rail links to the rest of the country.

BUSINESS
This business is easily operated by a husband & wife team and because of the location and quality accommodation, this guest house generates equal income to properties twice the size but with the added benefits of low overheads. The town of Looe have all year-round trade. Our clients operate approx. 6 months per year because of lifestyle choice and that the turnover easily reaches the VAT threshold within this time. However, there is much scope to greatly increase the already impressive turnover by staying open for longer. The business benefits from high repeat custom, good website presence but we the agents feel there is much scope to further expand on this. Actual trading accounts will be made available following a successful formal viewing.

ACCOMMODATION
Entrance over carpark to front through large door to:

VESTIBULE
Ideal area for coats, umbrellas, wall mounted notice board and door to:

RECEPTION
4.22m x 3.02m
A lovely spacious area with both bench and individual seating, bespoke L-shaped reception counter with an ideal area to rear for day-to-day administration duties, consul table with tourist pamphlets and door to:

DINING ROOM 1
6.21m x 4.22m
There are two parts to the dining area and the first part benefits from 4 table and chairs with approx. 10 covers together with a breakfast bar, ornate fire place with wood surround & heath, lounge seating area with sofa and coffee table, window and patio doors to:

DINING ROOM 2
3.70m x 1.47m
This is the conservatory of the property which benefits from garden & harbour views, two tables and chairs for approx. 6 covers and being very bright & airy.

KITCHEN
3.92m x 3.02m
A spacious kitchen which is conveniently located just off the dining area with an extensive array of wall and base fitted units for the full range of crockery, cutlery & glassware together with inset twin stainless sink and drainer, 5 ring gas hob and oven, dish washer, 2 toasters, one bain-marie, two microwave ovens, tiled flooring and window to rear.

UTILITY ROOM
2.90m x 1.15m
This is a useful space which currently accommodates one 1 chest freezer, 1 fridge/freezer and act as a general boot room for our clients.

STOREROOM
This room is situated at the bottom of the stairs and is used for the storage of all linen, vacuum cleaner and general cleaning products.

TURNING STAIRS TO:
LETTING ACCOMMODATION
All rooms have recently been decorated to a high standard. They all feature furniture and are equipped with good en-suite facilities. The high standards of the rooms are complimented with up-to-date equipment including LCD Digital Free view TV’s, complimentary beverage facilities, bedside tables, chest of drawers and wardrobes facilities.

FIRST FLOOR HALF LANDING
CLOAKROOM
With a low-level WC, wash hand basin and window to side
.
FIRST FLOOR
A lovely area with small consul table with table light and door to:

BEDROOM 1
A spacious junior suite with double bed, free standing statement mirror and sofa area with two comfortable tub chairs, coffee table with bay windows overlooking the harbour, garden and estuary.
ENSUITE
With a double shower, low level WC, vanity unit with inset wash hand basin and part tiled walls.

BEDROOM 2
A double room with large window to front with window-seating overlooking the harbour, garden and estuary.
ENSUITE
With a double shower, low level WC, vanity unit with inset wash hand basin and part tiled walls.

BEDROOM 3
A spacious junior suite with king sized double bed with sofa area with 2 lovers sofa chairs, coffee table and two large windows to front overlooking the harbour, garden and estuary.
ENSUITE
With a double shower, low level WC, vanity unit with inset wash hand basin and part tiled walls.

BEDROOM 4
A double-bedded room with window to rear.
ENSUITE
With a corner shower, vanity unit with inset wash hand basin, WC and part tiled walls.

BEDROOM 5
A double-bedded room with a seating area with 2 tub chairs, coffee table and window to rear.
ENSUITE
With shower, wash hand basin WC and part tiled walls.

OWNERS ACCOMMODATION
Owners’ accommodation is conveniently situated on the ground floor with easy access to all guest reception areas.

BEDROOM
A double bedroom with window to side.

BATHROOM
A separate bathroom with corner jacuzzi bath, wash hand basin and WC.

LOUNGE/DINER
5.38m x 4.36m
This is a love spacious room with fireplace, two large windows to front overlooking the harbour. Adjacent to this room is the garage which could be easily in cooperated as either additional owners or letting accommodation.

GARAGE
5.97m x 4.39m
With a up and over door to front and with rear door which lead into the rear kitchen utility room.

OUTSIDE
To the front of the property is an ornate wrought iron / glass overhang area which could be ideal for table and chairs together with a garden to one side with hammock, and table and chair. This garden overlooks the harbour and town centre across the water. At the rear is a smaller courtyard with a built-in storage cupboard into the bedrock and to the front of the property is parking for 5 vehicles which is rare and maybe one of very few guest houses to have in Looe town centre.

FIXTURES AND FITTINGS
All trade fixtures and fittings except for our vendor’s private inventory will be included in this sale. A full inventory will be provided prior to exchange of contracts. All stock will be sold at valuation on completion. No testing of these fixtures or any appliance has been undertaken by the agents Ware Commercial.

BUSINESS WEBSITE
www.littlemainstone-looe.com

BUSINESS RATES
Please make enquiries on the local valuation website (VOA) at www.voa.gov.uk
(Currently the property is fully exempt from business rates because of small business rates relief)

SERVICES
Mains gas, electricity, water, broadband and drainage are all connected. No testing of these services has been undertaken by the agents Ware Commercial.

TENURE
Freehold

VIEWINGS
All viewings and enquiries are to be made through the agents Ware Commercial.
TEL. 01803 328880 or 01392 462266 Email. [email protected]
www.warecommercial.com

Misrepresentation Act

Misrepresentation Act 1967. The Particulars are not considered a formal offer, they are for information only and give a general idea of the property. They are not to be taken as forming any part of a resulting contract nor be relied upon as statements or representations of fact. Whilst every care is taken in their preparation, no liability can be accepted for their accuracy. Intending purchasers must satisfy themselves by personal inspection or otherwise as to the correctness of these particulars.