High Street, Porlock - 5 bed - £499,950 - Webbers - Wiveliscombe

Property details

Bedrooms: 5

LOCATION
In a prime tourist trading position, standing above the main high street in Porlock, Rose Bank Guest House is in an enviable position for passing trade. The location above the main street affords the property some privacy being elevated and from the upper floors enjoying views over rooftops towards the Bristol Channel and Porlock Weir.

The village of Porlock is close to the coast situated in a deep hollow below the roaming hills of Exmoor National Park, some 5 miles west of Minehead. The village has a population of approximately 1300 inhabitants and is a magnet for day trippers and tourists throughout the year. It is a traditional Exmoor village with a good selection of local shops as well as a tourist office. Local retailers include haberdashers, restaurants, public houses and antique shops etc.

THE PROPERTY
The property comprises a detached Victorian building with Tudor-style timber facade and a verandah to the front offering accommodation on 3 floors and a cellar. The current owners acquired the property approximately 7 years ago and have invested heavily in upgrading and modernising the property. They have installed 6 bedrooms with luxury ensuite facilities as well as improving the property and incorporating oil fired radiator central heating. Each letting bedroom is tastefully decorated to an individual and high standard.

Please note that this property has double and secondary glazing throughout.

The ground floor provides the owners' private ensuite double bedroom to the rear and to the front there are 2 reception rooms, a large reception hall, a fitted kitchen and utility room and a further room. The property has the added benefits of its own private car park approached off a shared drive with 6 spaces and a detached double garage with up and over door.

The gardens have been landscaped with a variety of attractive flowering shrubs surrounding a paved patio and ornamental fish pond and to the rear is a small private garden.

THE BUSINESS
Operating throughout the year by a husband and wife team, the business is that of a quality bed & breakfast establishment providing evening meals if required and with a turnover in 2011 of £63,000. The business has its own website at www.rosebankguesthouse.co.uk. and a 65% occupancy rate. Details of accounts will be made available to those seriously interested parties who inspect the premises. The business is available fully equipped, subject to trade inventory, and excluding those items of a personal nature. Buyers are recommended to visit Tripadvisor to view the excellent customer comments.

The accommodation briefly comprises :
GROUND FLOOR

MAIN ENTRANCE HALL

LOUNGE With fireplace and alcoves, bay window overlooking front garden

DINING ROOM 15'6" x 12'8" (4.72m x 3.86m). Seating 14. A double aspect room with views over the garden and patio doors to verandah, feature fireplace.

KITCHEN 11'9" x 9' (3.58m x 2.74m). With a range of wall and base cupboards with laminate working surfaces, single drainer sink unit with adjoining wash basin, alcove shelving, tiled floor, door to rear porch and stable door to outside. Door to -

UTILITY ROOM 9' x 5'4" (2.74m x 1.63m). With plumbing for dishwasher and access to

LAUNDRY ROOM 9' x 6'11" (2.74m x 2.1m). With plumbing for washing machine, Grant oil fired central heating boiler.

PRIVATE BEDROOM 16' (4.88m) x 9' (2.74m) max (of irregular shape). With door to -

ENSUITE BATHROOM 9' (2.74m) x 6' (1.83m) (of triangular shape). With corner double shower cubicle with shower, roll top bath, large his and hers vanitory wash basins and low-level w.c.

FIRST FLOOR LANDING With built-in cupboards

LOBBY

BEDROOM 1 (DOUBLE/TWIN) 12'2" x 9'1" (3.7m x 2.77m).

ENSUITE SHOWER ROOM With large shower cubicle, large vanitory wash basin and low-level w.c.

BEDROOM 2 (DOUBLE/TWIN) 13'7" x 9'1" (4.14m x 2.77m). Sea views

ENSUITE SHOWER ROOM With large shower cubicle, large vanitory wash basin and low-level w.c.

BEDROOM 3 (DOUBLE) 13' x 11'10" (3.96m x 3.6m). Bay window with sea views

L-SHAPED SHOWER ROOM With large shower cubicle, large vanitory wash basin and low-level w.c.

BEDROOM 4 (SINGLE) 9' x 7'10" (2.74m x 2.39m).

ENSUITE SHOWER ROOM With large shower cubicle, large vanitory wash basin and low-level w.c.

SECOND FLOOR LANDING

L-SHAPED ROOM 5/LINEN ROOM 9'6" x 5' (2.9m x 1.52m). With hot water tank and shelving for linen, Velux window with views towards Exmoor

BEDROOM 6 (FAMILY) 12' (3.66m) x 10'6" (3.2m) plus 12' (3.66m) x 6'8" (2.03m). With windows affording views over rooftops of Porlock and further Velux window

ENSUITE SHOWER ROOM With large shower cubicle, large vanitory wash basin and low-level w.c.

BEDROOM 7 (DOUBLE/TWIN) 15' x 10'1" (4.57m x 3.07m). Windows enjoying far reaching views towards the Bristol Channel and Porlock Weir. Further Velux window

ENSUITE SHOWER ROOM With large shower cubicle, large vanity wash basin and low level wc

AGENTS NOTE Each bedroom is individually designed and decorated to a high standard. Fixtures, fittings and equipment are available for an additional sum.

OUTSIDE The property stands above the main high street and is approached via steps to a paved patio to the front with colourful flower borders and verandah. To the side is a small lawned garden with raised fish pond and pathway to a shared drive. Beyond, a further pathway leads to the rear private garden with brick paved patio and drying area and at the top there is a detached garage with parking area beyond providing space for 6 vehicles.

SERVICES Mains electricity, water and drainage. Oil fired central heating.

VIEWING Strictly by appointment with the agent

RATEABLE VALUE £2250.00 P.A.. UBR, as of April 2012, 45.8p in the £. Our Rateable Value figure has been obtained from the Business Valuation website at the time of the property detail going to print, however, we would advise all applicants make their own enquiries via the Valuation Office or website regarding this figure.

COUNCIL TAX BAND A - West Somerset Billing Authority. Owners Private Accommodation

VAT We understand that our client has not opted to charge VAT. All interested parties should make their own enquiries of HMRC.