19 Bedroom Property for Sale in Lynton

THE PROPERTY
This fine detached residence is believed to have been constructed around 1830, originally as two semi-detached cottages, commanding a superb position overlooking the coast at Lynton. The accommodation is currently arranged as a 19 bedroom hotel, with the lower ground floor, formerly a games room and prior to that a tea room, now converted to provide, a one bedroom self-contained owners' apartment. Alternatively this could be used as a holiday let. On the other side at lower ground floor level are the hotel kitchens, laundry room and boiler room. On the ground floor the current proprietors have arranged the accommodation as a large through restaurant, plus a breakfast room/function room, which is also used as the Tearoom, together with a lounge for residents use. In addition there is a stillroom and the main hallway and large reception room and desk, together with a room formerly used as a bar, now as a boot/wet room. To the first floor there are 6 letting bedrooms and 1 private and to the second floor there are 6 letting bedrooms, 1 private bedroom and 2 additional rooms. At third floor level, some of these rooms utilised as staff accommodation. From almost every room far reaching views can be enjoyed of the North Devon coast and Bristol Channel. The property also adjoins and overlooks the infamous Lynton cliff railway. There is ample parking at the property for 12/14 vehicles and to the rear there are landscape, steep sides gardens with walkways and fire exits from the hotel. There is access from the top of the garden to the Lynton cliff railway.

THE BUSINESS
Operated by our clients, open from April to October. The business is that of a quality hotel with a restaurant open to the public and has in the past also operated a tea room and tea garden, overlooking Lynton's popular North Walk. However, in the last 12 months, our clients have not utilised the tea room or tea garden and income has been derived from the hotel and restaurant. The owners employ one full time member of staff - mainly housekeeper, and various part time staff throughout the year, if and when required. They cook the entire menu themselves, as opposed to employing a chef.
The current turnover for the last financial year is in the region of £140,000 per annum and the owners consider that further projections for the forthcoming year anticipate turnover in the region of £180,000. The business also has its own web site - www.northcliffhotel.co.uk. Our clients took over the business in April 2004 and in the first year the turnover was in the region of, just under the VAT level, circa £58,000 per annum, in the second year the turnover was £114,000 per annum, and in the third year the turnover will be 140,000 per annum. Therefore substantial growth has occurred in a relatively short time and it is considered that this continual improvement can be maintained by an incoming purchaser. The owner’s apartment on the ground floor could also be converted back into the tea room and tea garden, which operated as 'the teapot', opening from Easter to September as well as weekends. There is ample accommodation on the upper floors to provide owners quarters if required, should this avenue of business be exploited further. We understand that the business would be offered comprehensively equipped, subject to trade inventory.
VENDORS COMMENTS
Kate Alford looked at several hotels before buying The North Cliff, but as soon as she set foot inside, she was so impressed with the size and character of the building that she knew straight away, ‘this is the one for me’. She never takes the amazing view for granted which is always changing with the tides and weather. Added to this was the chance to own a lovely home and income, with huge potential.

AGENTS NOTE
The private accommodation could be used as a holiday let, providing additional income and the Tea Room is now operated in the breakfast room.

The accommodation briefly comprises (all measurements approximate) -

GROUND FLOOR

ENTRANCE HALL
with radiator

FORMER BAR/BOOT/WET ROOM 10' 5" x 11' 6" ( 3.18m x 3.51m )
with double doors to the outside, sea views
MAIN RECEPTION OFFICE 8' 6" x 11' 6" ( 2.59m x 3.51m )
with serving hatch

RESIDENTS LOUNGE 14' x 19' 7" ( 4.27m x 5.97m )
with fire place, double aspect windows with dramatic sea views, radiator

RESTAURANT (THE VIEW)/BAR 13' 8" x 30' 2" ( 4.17m x 9.19m )
seating 22 comfortably, with 3 picture windows affording excellent sea views, 2 double french doors, bar servery and radiator.
door to -

BREAKFAST ROOM/FUNCTION ROOM/TEAROOM 12' 5" x 22' 1" ( 3.78m x 6.73m )
(seating 22) bay window, Dimplex heater, 2 french doors to outside

PREPARATION ROOM/KITCHEN SERVERY 10' 8" x 14' 1" ( 3.25m x 4.29m )
with double bowl sink unit (hot and cold), mixer taps, cupboards under, adjoining work space with cupboards under, Maidaid glass washer, door to outside, 2 double wall cupboards

stairs from main hallway to -

LOWER GROUND FLOOR

PRIVATE ACCOMMODATION
briefly comprising -

PRIVATE HALLWAY
with understair wine cellar, recess off hallway

PRIVATE KITCHEN 11' 5" x 5' 5" ( 3.48m x 1.65m )
fully tiled, with single drainer sink unit (hot and cold) cupboard and drawers under, laminated worktop, built in shelving, extractor unit, double glazed window

off hallway -

SHOWER ROOM
part tiled, with shower recess tray and door, and built in shower

SEPARATE CLOAKROOM
with low level toilet, pedestal wash hand basin and electric heated towel rail

PRIVATE LOUNGE 21' x 13' 8" ( 6.40m x 4.17m )
(formerly used as tea room) with double patio doors to outside patio, parquet flooring, sea views
door to -

BEDROOM (DOUBLE) 10' 9" x 13' 11" ( 3.28m x 4.24m )
with parquet flooring, double aspect windows, sea views

AGENTS NOTE
the above two rooms are formerly one room, used as a tearoom, which could be easily reinstated

From the kitchen server/utility room, stairs gain access to the lower ground floor further accommodation comprising of -

LAUNDRY ROOM 15' 1" x 10' 1" ( 4.60m x 3.07m )
(excluding stairwell) with door to outside, plumbing for washing machine
door to -

BOILER ROOM 9' 2" x 12' 8" ( 2.79m x 3.86m )
(into recess) with one Mectron oil fired central heating boiler, thermostat control, hot water cylinder. door to -

RECESS STORAGE CELLAR AREA

From Laundry Room, door to -

MAIN KITCHEN 11' 5" x 17' 8" ( 3.48m x 5.38m )
(into bay window) with double bowl stainless steel sink unit (hot and cold), built in Aga, range of laminated worktops with tiled splashback, four double and one single wall cupboard, part tiled floor, wash hand basin
access to -

FREEZER ROOM 14' 3" x 6' 4" ( 4.34m x 1.93m )
with meat hooks on ceiling, shelving, 2 chest freezers, 1 upright double freezer

From the Ground Floor hallway, stairs to -

UPPER FLOOR LETTING ACCOMMODATION
briefly comprising of -

FIRST FLOOR

BEDROOM 1 (DOUBLE) 14’1” x 9’9”
with wash hand basin

BEDROOM 2 (FAMILY OF 3) 12’6” x 20’9”
with en-suite bathroom/wc

BEDROOM 3 (DOUBLE) 13’6” x 13’
with en-suite/wc

MAIN LANDING
with staff shower room and store

INNER LANDING
with fire exit through bathroom/wc (utilised for staff)

BEDROOM 27 (USED FOR STORAGE) 8’5” x 7’5”

FURTHER LANDING
with linen store

BEDROOM 4 (DOUBLE) 10’2” x 7’1”
with en-suite bathroom/wc

BEDROOM 5 (SINGLE)
with en-suite bathroom/wc

BEDROOM 6 (DOUBLE) 12’ x 13’6”
with en-suite bathroom/wc

BEDROOM 7 (TWIN) 14’ x 16’
With en-suite bathroom/wc

stairs to -

SECOND FLOOR

BEDROOM 8 (DOUBLE) 13’4” x 10’10”
with en-suite bathroom/wc

BEDROOM 9 (FAMILY OF 3) 20’3” x 14’
with en-suite bathroom/wc

BEDROOM 10 (DOUBLE) 11’ x 14’6”
with en-suite bathroom/wc
access to -

FURTHER BUNK-BEDDED ROOM

FURTHER LANDING
with ironing room and storage cupboard

BEDROOM 11 (DOUBLE) 9’10” x 14’6”
with en-suite bathroom/wc

BEDROOM 15 (SINGLE) 10’10” x 8’

BEDROOM 12 (DOUBLE) 10’ x 14’6”

BEDROOM 14 (DOUBLE) 10’2” x 14’6”
with en-suite bathroom/wc

LANDING
with 2 shower rooms

stairs to third floor

BEDROOM 17 (DOUBLE)
with lobby, en-suite bathroom/wc

BEDROOM 18 (DOUBLE) 15’5” x 18’
with en-suite bathroom/wc
door to -

FURTHER BEDROOM (SINGLE)

FURTHER LANDING
with shower

BEDROOM 19 (DOUBLE) 10’4” x 15’

BEDROOM 26
utilised as bathroom/wc

PRIVATE BEDROOM 15’ x 9’10”

AGENTS NOTE
Bedroom 15 and 12 are not utilised as bedroom 15 is currently let out as an office and bedroom 12 is used by staff

OUTSIDE
The property benefits from its own car park, with parking for 12-14 vehicles. To the rear of the property there are steep sided gardens, interspersed with walkways and fire exit bridges from the hotel. Beyond the garden, access is gained at the very top to Lynton/Lynmouth cliff railway.

AGENTS NOTE
It should be noted by prospective purchasers that Lynton cliff railway is next to the property. However, it is considered a major tourist attraction and operates only for limited hours.

SERVICES
The property is heated by an oil fired central heating system on the lower ground floor, where the main boiler is, which supplies radiators on the ground floor only. There are convector heaters used in the letting bedrooms on the first, second and third floors and a night storage heater has been provided on the landing. The property benefits from mains electricity, mains drainage, bottled gas, oil fired central heating and mains water.

RATEABLE VALUE
We have been advised that the premises have bee assessed as follows:
Rateable Value £8,100
UBR as at Apr '05 46.2p in the £

TENURE:
Freehold

LOCATION
The North Cliff stands detached in its own grounds in a fantastic position, overlooking the North Devon Coastline down towards Lynmouth bay, and towards Exmoor and Countisbury Hill. The property stands some 500 ft above sea level, on the well known Marine North Walk, overlooking Lynmouth bay and close to other tourist attractions, including the Watersmeet Valley and the Valley of the Rocks. In addition, the property adjoins the infamous Lynton cliff railway. The twin resorts of Lynton and Lynmouth, often referred to as the little Switzerland of England, surrounded by deep sided wooded river valleys, which are a haven for tourists throughout the year.