- Bedrooms: 12
- Baths: 12
BEACHSIDE GUEST HOUSE IS… BY THE BEACHSIDE!… ON THE PROMENADE… AND ON THE SOUTH PARADE CRESCENT, WHICH IS ONE OF THE FINEST AND BUSIEST TRADING LOCATIONS IN THIS AWARD WINNING, ”QUEEN OF THE WELSH RESORTS”. This newly refurbished,12 bedroom family run Guest House has all en suite facilities and has a modern, clean and bright seaside theme running through the property. It also benefits from a newly refurbished, spacious owners accommodation and large car park to the rear, which is an asset to have being in such a central location in the town.
About This Property
- Twelve bedroom Guest House
- All rooms have en suite
- Newly refurbished to high standard
- Owners accommodation
- Car park available to rear
- Centre of town location
- EPC – exempt
DESCRIPTION BEACHSIDE GUEST HOUSE IS… BY THE BEACHSIDE!… ON THE PROMENADE… AND ON THE SOUTH PARADE CRESCENT, WHICH IS ONE OF THE FINEST AND BUSIEST TRADING LOCATIONS IN THIS AWARD WINNING, ”QUEEN OF THE WELSH RESORTS”. This newly refurbished,12 bedroom family run Guest House has all en suite facilities and has a modern, clean and bright seaside theme running through the property. It also benefits from a newly refurbished, spacious owners accommodation and large car park to the rear, which is an asset to have being in such a central location in the town.
Location The guest house is situated on the seafront within a six storey Victorian Grade 2 Listed imposing terrace, only yards from the famous North Shore sweeping promenade and the shopping centre of this bustling seaside town known as the ‘The Welsh Riviera’. South Parade is a prime location and is part of the Crescent which is considered to be ‘the Golden Mile’ for visitor guest traffic entering the town and looking for accommodation. The guest house has a large car park to the rear which is leased and can hold 10 to 12 vehicles, which is valuable in a town where parking can be problematic.
Ground Floor Public Rooms From the Promenade Crescent passing the front garden into a newly painted townhouse which is relaxed and inviting, newly refurbished Reception Hall with exposed brick faced counter, diffused LED lighting, new strip style floorboards and high coved ceiling. Light and bright dining room with pastel coloured furnishings, covers for between 28/36 with LED feature lighting and stripped style floors, high ceilings and a feature splayed bay window overlooking the Gt Orme, pier and sea. Lounge/breakfast/family room with overflow dining/breakfast covers, new large sofas, feature lighting and brick fireplace, new wall mounted large television, with a refrigerator for the guests use.
The Letting Accommodation The bedrooms are all very well appointed, most have been recently refurbished with the fresh, pastel coloured seaside theme and have new, individually designed en suites with contemporary furnishings and feature lighting. Also all rooms benefit from a new television and aerial system which has been installed giving free view to each room. Wi-fi is available along with complimentary tea and coffee making facilities. The rooms are arranged over three floors with four rooms to each landing, two to the front and two to the rear. First floor has 1 x double, 1 x family (double and bunk beds), 1 x twin and 1 x single. Second floor has 2 x double, 1 x single and 1 x family (double and bunk beds). Third floor has 2 x double, 1 x twin and 1 x family (double and bunk beds). Current occupancy levels reach 28 heads on beds, however there is the option to increase this with put-up beds in rooms and trading the attic rooms which already benefits from a fire alarm system and bathroom, increasing the trading rooms to 14.
Commercial Kitchen Situated on the lower ground floor, the kitchen is well equipped to deal with the required catering needs of the business, with new safety flooring recently installed and commercial appliances including twin convection oven and commercial dishwasher, salamander gas grill, stainless steel preparation tables, plus additional appliances e.g fridges, cooker, toaster, kettle etc and fitted storage cupboards and a large walk in pantry.
Owners Accommodation The owners have a large, self contained lower ground floor flat which has been newly decorated with new carpets and laminate flooring throughout which is currently laid out as one bedroom but this layout could be altered (with usual Building Consent) to provide two bedrooms. Lounge 18’9" x 11’4" front aspect, bedroom 14’5" x 8’4" front aspect, shower room 8’9" x 7′, inner hallway 14’4" x 5’5", day room/dining room 10′ x 6’2" rear aspect with patio doors onto enclosed outdoor terrace which benefits from all day sun, office 8′ x 5’1" and laundry room and corridor leading to the back door of the property. The kitchen is also located on this floor with front and rear access from the level making this accommodation versatile, private and convenient. The rear benefits from a ramp allowing disabled access from the back road/car park to the owners accommodation. There is additional accommodation in the converted attic space comprising landing, two bedrooms and bathroom. This could be used as as additional owners accommodation, self catering apartment or two additional letting rooms.
Guests Car Park The business benefits from a large car park situated at the rear of the property, which is leased. It allows for 10 to 12 cars depending on parking. In additional to this it is possible to apply to the Local Authority for 4 guest permits and a Private Owners permit to park outside at the front of the property and long the promenade.
Central Heating and Hot Water The current owners have installed a new central heating system with new hot and cold water pumps. They both benefit from being gas fired and are located in the rear yard, one which provides the heating within the public areas, letting rooms and owners accommodation, and the other supplies the hot water to showers, basins and kitchen sinks.
Fixtures and Fittings The Sellers intend to leave the business ready to run and will be removing very little with the exception of some personal items. The fixtures and fittings and equipment are owned outright and will be included in the sale.
Advertising The guest house has its own website for advertising and gathering bookings. They have a strong repeat trade with guests coming back several times a season. In addition the guest house uses the Tourist Board, the Town Guide and an online booking agent. They are a member of Llandudno Hospitality Association, highly recommended on Trip Advisor and Bookings.com, and have achieved a Certificate of Excellence Award from Trip Advisor.
Fire Safety and Health Inspection The fire inspection is up to date with no issues arising. The health inspection is also up to date and received a five out of five star rating.
Alcohol Licence The current owners hold a personal licence and do not operate a bar, however there is the opportunity for the new owners to apply to the Council for a premises licence to set up a bar in the guests lounge area.
Business and Turnover The business demographics have changed quite significantly since our clients took over the guest house in 2014, not only has the accommodation been transformed and refurbished to a high standard, but the turnover has increased substantially. The turnover for the trading year 2016 which are currently being prepared, show a healthy turnover of approx £100,000, This is for a 9 month period only as the owners have closed for renovations. The business has become VAT registered towards the end of 2016 ( the threshold being £83,000 ) as a result, the owners they are predicting an increase for the 2017 trading season to be in excess of £120,000. They believe there is still potential to increase turnover further, by all year round trading, offering evening meals, an honesty bar and afternoon refreshments.
Leasehold Tenure The property is held on a 999 year lease from Mostyn Estates Ltd with an annual Ground Rent of £10.10.
SERVICES Please note that none of the services, fittings, fixtures or appliances, heating/plumbing installations or electrical systems have been tested by the Estate Agent and no warranty is given to verify their working ability.
VIEWING Strictly by appointment through Anthony Flint. PLEASE DO NOT APPROACH ANY MEMBERS OF STAFF OR MAKE YOURSELF KNOWN AT THE PROEPRTY WITHOUT PRIOR APPOINTMENT.
DIRECTIONS From our Llandudno office turn left, left at roundabout and ‘BEACHSIDE’ will be viewed as the fourth property on the right hand side.
AHF June 2016 (updated February 2017)
- Bedrooms: 12
- Baths: 12