Watersmeet Road, Lynmouth
£650,000

Accommodation in brief: Licensed bar, dining room, living room, kitchen/utility room, six bedrooms. (Five en-suite guest rooms plus owners’ suite.)

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, with hot tub for guests’ use (available by separate negotiation). French doors from the dining room open onto a lawn, with space for outside dining and drinks.

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 counter and optics. Table and four chairs. Doors to dining room, living room, rear hall (leading to kitchen), and stairs to the first floor.

Dining Room

A dual-aspect room with French doors to the garden. Space for 12 covers.

Guests' Lounge

Double doors from the reception hall. Two French doors to the front. Log-burner on a slate hearth.

Kitchen

Oak flooring. Large window to the front with wooden window seat below. Four-oven Rayburn oil-fired range. Range of wall and floor kitchen cupboards with granite worktops over. Island unit with granite worktop and drawers below. Built-in (integral) fridge, freezer and dishwasher. Electric cooker with oven and grill below. Sink with Quooker tap, providing instant boiling water. Dining area with space for a table and four chairs.

Utility room

Doorway to rear area, with space for fridges, freezers and for drying laundry.

Outside

Steps up to a covered area at the rear of the property, housing the oil tank and central heating boiler. Steps down to a basement storage/workshop room and a wooden door out to the front at street level.

First Floor

Doors to rooms Two and Six, Laundry room and staff WC. Three steps up to the full landing with fire escape and doors to rooms Four and Five.

Bedroom Two

Double room with four-poster bed Window to the side, with sea view. En-suite Bathroom.

Bedroom Six

Double room. Window to the rear. En-suite Shower room.

Laundry Room

Shelves for towels and linen. Washing machine. Tumble dryer.

Bedroom Four

A double bedroom, plus dressing room and en-suite Shower room. Windows to the side with sea and river views.

Bedroom Five

Family room with four -poster bed and single, sofa-bed. option. En-suite Bathroom.

Second Floor

The second floor currently has a letting room (bedroom one) and the owners’ accommodation, but could easily be reserved solely for the owners’ use.

Bedroom One

Twin room. Window to the side with sea and river views. En-suite Bathroom.

Owners' Bedroom

Window to the rear. Wash basin in a vanity unit with mirror and light above.

Owners' Bathroom

Across the landing. Window to the side. Doorway to the dressing room.

Owners' Dressing Room

Window to the side. Fitted wardrobes.

Room Facilities

All five guest bedrooms have new en-suites (either shower rooms or bathrooms with a shower-bath). All guest rooms have a TV, hairdryer, tea & coffee making facilities and Wi-Fi.

Owners' Accommodation

The owners keep one room on the second floor (plus bathroom and dressing room) for their own use. An additional room on the second floor provides a twin room for guests and could easily be changed to create a separate owners’ flat.

Location

The property enjoys a delightful location in Lynmouth, an ancient Exmoor fishing village with a picturesque harbour, beach, shops, 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.

The Business

Orchard House is run by a husband-and-wife team, with some part-time assistance with room cleaning etc. The business trades all year and generates turnover well above the VAT threshold. (It is VAT registered.) P&L details will be provided after viewing.

Hand-over/Introduction

To ensure a smooth transition of the business, the owners are happy to offer the new owners a full hand-over, including training in core skills, website, booking systems and introduction to suppliers. Regular guests will be contacted and invited to return.

Parking

There is on-street parking directly outside the property and two public car parks in the same road. (One directly opposite, with electric car charging.) Parking permits can be purchased in the village. Residents’ parking permits cost just £110pa.

Website

The business has a new website (www.lynmouthhotel.co.uk), designed in 2023. The owners have recorded an uplift of 45% in direct sales since the redesign.

Improvements

Since purchasing the business, in 2015, the owners have modernised and improved the property. Improvements include: Garden Terrace walls restored and re-faced with stone. New Hot Tub installed. (This popular feature is available, by separate negotiation.) Log Burner New chimney stack, and chimney relined for installation of a log burner in the sitting room. Carbon Monoxide systems installed, as per regulations French Doors French doors replaced in Sitting room and Dining room. Bathrooms All the rooms have had new bathrooms created to high standards. All guest rooms are ensuite. New owners’ bathroom and dressing room, with fitted wardrobes created Flooring New carpets in all bedrooms and flooring in bathrooms. Axminster carpet in sitting room and hall, stairs and landings fitted in 2019. New oak flooring fitted in the Kitchen. Electrics Electrics replaced as each room was renovated Heating & Hot Water New outside boiler installed in 2022 New pressurised water cylinders installed 2022, giving great pressure for all the room showers Kitchen The kitchen was completely reconfigured to create a new entrance to the dining room, making breakfast service much easier. Kitchen completely refitted, with new appliances, tall fridge and freezer, dishwasher and Quooker tap. Dining /relaxing area created for owners. Solid oak floor through kitchen