Watersmeet Road, Lynmouth £600,000

Sold STC
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Watersmeet Road
  • Eight Ensuite Guest Rooms
  • Three Bedroom Owners Flat & Garden
  • Garage/Parking for Eight Vehicles
  • Riverside Sun Terrace
  • Generous Guest Lounge and DIning Areas
  • Refurbished and Improved Throughout
  • Excellent Location, close to cafes, pubs and walking
  • Exmoor Seaside Village

NOW SOLD!Eight bedroom B&B with 3-bedroom owners’ flat , eight-car garage and riverside sun terrace. An excellent lifestyle business, ideal for a couple or family to run, in this delightful, picturesque, Exmoor National Park seaside village, with year-round visitors.


10    9    3
Watersmeet Road
Lynmouth EX35 6EP
County: Devon
Sale Type: Sold STC
Reference: EXP00260
Category: Any commercial
Greg Lang
Exmoor Property

P: 01598 752221

The accommodation includes eight comfortable and newly re-furbished en-suite guest bedrooms; a riverside sun terrace with stunning views up the East Lyn river valley and down to the sea; comfortable licensed bar and guest lounge area; garage parking for 8 cars plus 2 additional spaces on the drive; Owners separate three-bedroom flat with its own entrance. Private paved garden space. Currently trading for a seven-month season (owners’ lifestyle choice), with income near the VAT threshold. Scope to expand the business with the addition of a terrace tea gardens/café or longer season.

Guest Accommodation and Service Areas

Ground Floor

Reception

The front door opens into the reception area with doors to the guest lounge and bar area, private lounge and stairs to the first floor.

Guests Lounge and Bar Area

The lounge area has a fireplace with coal-effect stove range, stone mantle and surround and comfortable sofas and tables. The bar area also has chairs and tables and opens onto a balcony. Part-glazed double doors open onto the dining/breakfast room, with French doors out onto the riverside terrace. A swing door opens onto the kitchen.

Private Lounge

Light and airy space with windows to two sides, and an open fireplace. Opens into Kitchen.

Guests' Dining Room

A conservatory-style dining/breakfast room with windows on three sides, tables and chairs for 16 guests. Double French doors open onto the river terrace which is furnished with wooden tables, chairs and umbrellas and offers stunning views up the East Lyn River Valley and down to the sea.

Kitchen

Fully-fitted trade kitchen with oil-fuelled Aga range cooker. Stairs to basement flat and doorway to bar area.

First Floor

Four newly-refurbished en-suite double rooms, (two with baths and showers and two with showers). All rooms have flat screen TV and DVD players, tea and coffee facilities and hair dryers. One of the rooms has a four poster bed. Rooms are all double aspect with views to the sea or the river. There is also a separate toilet with hand basin.

Second Floor

Three double bedrooms and one twin/family bedroom, all en-suite (two with baths and showers and two with showers). Rooms are all double aspect with views to the sea or river. Built in linen/store cupboard.

Owners' Accommodation

A private, spacious lower-ground floor flat with its own separate entrance to the river path and stairway to the ground floor. Includes: kitchen; living room with stone fireplace, bay windows, & door to 3rd bedroom/office; bathroom; two further bedrooms, one with fitted wardrobes.

Terrace

A generously sized, sunny, paved terrace overlooking the river, with stunning views up the East Lyn River Valley and down to the sea. In our opinion, the terrace presents a valuable potential additional income stream for any new owner wishing to provide cream teas, drinks, meals or to further exploit and increase the hotel’s bar custom. It benefits from year round passing trade as visitors walk the river path directly alongside.

Garden

A cobble-stone paved triangular private garden, with space for sitting out, drying clothes etc.

Parking

East Lyn House benefits from having its own garage parking for eight cars and a further two outside parking spaces on the drive. Within the garage are doors to the boiler/drying rooms, laundry room and beer cellar and to the lockable workshop.

The Business

The business trades under the VAT threshold and therefore operates a seven-month season. The season length is the owners’ lifestyle choice and could be extended due to the demand. Income could be easily increased by extending the operational periods; in addition, the excellent location and passing trade mean tea gardens and/or a restaurant could be added. Detailed figures are available on request.

Recent Improvements

In the past three years the following improvements have been made: New fire alarm system; re-roofed patio & Veranda; six new en-suites; refurbished kitchen (including refurbished AGA range); New carpets, re-decorated throughout; new boiler and hot water tank; rear exterior re-pointed and re-painted.

Trip Advisor

East Lyn House was awarded the Trip Advisor Certificate of Excellence in 2011, 2012 2013, 2014 and 2015, and is now in the Trip Advisor Hall of Fame.

Other Awards

East Lyn House also has an AA four star rating, and has been awarded 9.6/10 from the reviewers of www.booking.com

Premises Licence

East Lyn House has a premises licence. New owners would also require a personal licence to operate the bar.

Website and Social Media

Visit the website at www.eastlynhouse.co.uk or search East Lyn House on Facebook.

10    9    3
Watersmeet Road
Lynmouth EX35 6EP
County: Devon
Sale Type: Sold STC
Reference: EXP00260
Category: Any commercial
Greg Lang
Exmoor Property

P: 01598 752221
Name Location Type Distance