A detached, grade ll listed, seven-bedroom Georgian/Victorian house with sea views and licensed bar. Orchard House has dual planning status. It can be used as a business (commercial status) or as a family home (residential status). Traded gently by a couple as a lifestyle business.
Accommodation in brief: Licensed bar, dining room, living room, kitchen, utility room, seven bedrooms (five en-suite, two with private facilities), office.
From the pavement outside, a wrought-iron gate opens into the front garden. To the side is a terraced garden area with shrubs. A flight of stone steps rises to the front garden, which has a paved patio area and an area of lawn with shrub border, giving privacy to the front. A concrete path leads to the front door. This opens into the entrance porch.
A conservatory-style porch with glazed roof and wood-panelled walls. Space for boots and coats. Part-glazed door to the reception hall.
Reception hall & Bar
Oak flooring. Bar with solid elm counter, optics, shelves, four bar stools, table and chairs. Doors to dining room, living room, rear hall (leading to kitchen), and stairs to the first floor.
A dual-aspect room with French doors to the side and front. Fitted carpet. Radiator. Buffet self-service area (cereals, coffee etc). Seven tables with chairs.
Double doors from the reception hall. Fitted carpet. Two radiators. Two French doors to the front. Feature fireplace with electric coal-effect fire with brass cowl over.
Laminate floor with tiled design. Large window to the front with wooden window seat below. Four-oven Rayburn oil-fired range. Range of wall and floor kitchen cupboards with worktops over. Electric cooker with ceramic hob, electric oven and grill below. Space for table and chairs. Door to utility room.
Laminate floor with tiled design. Central heating boiler. 1½-bowl single drainer granite sink unit with mixer tap. Space and plumbing for washing machine and dishwasher. Doorway to walk-in pantry. Doorway to rear area with space for fridges and freezers and for drying clothes. Door to side, opening to a pathway leading to the rear of the property and the oil tank, and to steps down to a wooden door out to the front and to the basement.
Fitted out as a workshop, with power and light and storage.
Stairs from the hall rise, turn and rise again to the first floor half-landing. Fitted carpet. Radiator. Wall-mounted pay-phone. Radiator. Three steps up to the full landing. Stairs to the second floor. Doors to bedrooms two and six. Separate WC (for room three), separate bathroom (for room six).
Double room. Fitted carpet. Large windows to the front with a sea view. Radiator. TV on a wall-bracket. Fireplace with cast-iron grate and tiled surround. Door to en-suite with panel-enclosed bath with mixer tap and shower attachment, low-level flush WC, wash basin in vanity unit with mirror and light above, radiator.
Double room. Fitted carpet. Two windows to the rear. Wash basin in vanity unit. Fitted wardrobe. Private bathroom is across the hall.
Private bathroom (for bedroom six)
Window to the rear. Panel-enclosed bath with mixer tap and shower attachment, low-level flush WC, pedestal wash basin with mirror above, radiator.
Doors to bedrooms three and four. Door to further corridor with fire escape and door to bedroom five. Stairs to second floor.
Double room. Dual aspect, with windows to the front and side with sea views. Shower cubicle with electric shower. Wash basin in a vanity unit with mirror and light above. Radiator. (WC is on the half-landing opposite.)
Twin room. Window to the side with sea view. Washbasin in a vanity unit with mirror and light above. Door to en-suite: shower cubicle with built-in shower, low-level flush WC.
Family room with a double and a single bed. Dual aspect with windows to the front and side and a sea view. Two radiators. Fireplace with cast-iron grate, wooden mantle and surround. Built-in wardrobe. Wash basin in a vanity unit with mirror and light above. Door to en-suite: shower cubicle with built-in shower, low-level flush WC.
The second floor currently has a letting room (bedroom one) and the owners’ accommodation, but could easily be reserved solely for the owners’ use.
Family room with a double and a single bed. Double-glazed window to the front with excellent sea view. Wash basin in a vanity unit with mirror and light above. Door to en-suite: shower cubicle with electric shower, low-level flush WC.
Window to the rear. Radiator. Wash basin in a vanity unit with mirror and light above.
Window to the side. Radiator. Shower cubicle with electric shower. Wash basin with mirror and light above. Low-level flush WC.
Window to the side. Space for desk and office equipment.
Five of the seven bedrooms are en-suite, although one uses a separate WC. These rooms are currently available to guests. The owners keep one room for their own use and another is kept for friends and family use. All guest rooms have radio alarm clock, TV, hairdryer and tea & coffee making facilities.
The property enjoys a delightful location in the heart of Lynmouth, an ancient Exmoor fishing village with a tiny harbour, shops, two pubs, cafes and restaurants. It is considered one of the jewels in the crown of the Exmoor National Park, surrounded by spectacular scenery and delightful walks offering a choice of sea views, hills, plunging river valleys and miles of open moorland.
Orchard House is operated as a life-style business, with the owners being semi-retired, living out of the business and aiming to make just a small profit per year. Similar B&B businesses in the locality operate just under the VAT threshold and, in our opinion, Orchard House could achieve the same level of income.
The website will be included with the sale and can be seen at www.lynmouthhotel.co.uk