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The View Guest House – Promenade Guest House

£ 550,000 (OIRO)
  • Bedrooms: 10
  • Baths: 10
View Location
For Sale

GRADE 2 LISTED 4 STAR GUEST HOUSE, FREEHOLD WITH LIFT TO ALL FLOORS AND OWNERS BEAUTIFUL 3 BEDROOM APARTMENT IN AN IDEAL LOCATION BY THE PROMENADE IN THE VICTORIAN TOWN OF LLANDUDNO WITH EXTENSIVE VIEWS OF THE BEAUTIFUL BAY. 10 INDIVIDUAL DOUBLE EN SUITE BEDROOMS, REFURBISHED TO A HIGH STANDARD.

About This Property

  • GRADE 2 LISTED GUEST HOUSE
  • FREEHOLD & LIFT TO ALL FLOORS
  • EXTENSIVE VIEWS OF THE BAY
  • 10 INDIVIDUAL DOUBLE EN SUITE ROOMS
  • REFURBISHED TO HIGH STANDARD
  • OWNERS TOP FLOOR APARTMENT
  • LOUNGE,KIT/DINER,3 BEDROOMS

DESCRIPTION The View is a licensed Four Star Guest House situated between the imposing promenade and the lower slopes of the Great Orme which prides itself on providing comfortable, cosy, homely and relaxing place to stay; together with unobtrusive service. The enviable position offers extensive views of the beautiful bay, the charming Victorian town and Snowdonia beyond and is only a five minute walk to the towns shops, restaurants, North Shore beach, promenade, the tram station and cable car. The View offers discerning couples a relaxing, laid back break – chose from one of 10 individually decorated double, en suite rooms. Rooms have everything you would expect (and some things you might not expect) and of course provides a full cooked breakfast and well stocked buffet table.

THE BUSINESS The ‘View’ says it all, situated on an elevated position on the famous sweeping promenade with an extensive stunning vista, the property is a Grade II listed Victorian sea front villa, now after major investment and refurbishment it is successfully trading as a boutique style guest house located in a prime position on Llandudno’s North Parade Promenade over looking the sweeping Bay of Llandudno. All floors are serviced by a four person lift, which gives the business a huge advantage on letting the upper floor rooms and easy access for all guests The letting accommodation offers a range of 10 bespoke individually styled bedrooms and suites all with en-suite bath or shower rooms, All of which have been refurbished within the last four years and are graded from ‘King Superior Four Poster’, Sea-View Super-King’, ‘Deluxe Double or Twin’, ‘Classic Double & ‘Standard Double’, in addition there are two front facing lounges, one of which is currently used by the owners as the business office and reception and a stunning 22/24 cover Breakfast Restaurant on the lower ground floor, which has the potential to develop into a Brassiere or Tea Rooms as double French doors lead out onto the sunny terrace which is highly visible from both the roadside and promenade. The business is currently operated on a bed and breakfast basis only, the current owners have a short closed period every month to take breaks themselves and only trade for 10 months of the year. However we feel the business because of its busy trading position opposite Llandudno Pier, this could be further developed into an all year round enterprise.

LLANDUDNO AND NORTH WALES Llandudno known as ‘The Queen of the Welsh Resorts’, was developed during the 19th century by the Mostyn family and many examples of its Victorian heritage can still be seen today. Voted by Tripadvisor as ‘THE BEST SEASIDE RESORT IN THE UK’ the town has seen a dramatic increase in visitor numbers. There are many attractions such its Victorian Pier, beautiful walks around the Great Orme, unique tramway and evening entertainment at the nearby Venue Cymru (North Wales Theatre) which attracts many top shows, acts and exhibitions. PLUS within half an hour is the dramatic Snowdonia National Park – RECOMMENDED BY ‘LONELY PLANET’ to be one of the top 10 best places to visit in the World !!!!!.with a surfing lagoon, high wire zip wires, climbing, caving, walking and outdoor pursuits.

HISTORY The property was acquired by our clients in 2014, as a 3 star (self assessed) hotel. Our clients wanted to focus on quality and to provide a stylish but homely ambience. To this end they changed the property designation to guest house and set about a programme of refurbishment and infrastructure upgrades. The property is now 4 star rated by Visit Wales. The owners spacious, top floor apartment (which benefits from lift access) has also been equally stylishly refurbished and comprises: Living room, fitted kitchen/diner, three double bedrooms (two with small en suites) and an impressive four piece master bathroom/dressing room. There is potential to turn this into more letting rooms if the new owners do not wish to live at the property. The business has seen strong growth in the last three years and is currently in the top 10 guest houses/B&B category in Llandudno on Trip Advisor: however the owners are following their initial plan – to sell the business and retire.

PUBLIC AREA’S, LETTING BEDROOMS & TARIFF’S On the Ground Floor is a beautifully decorated Guest Lounge and Honesty Bar with a large bay window and comfortable seating; there is a second Lounge which is currently used as the Reception and Office for the owners to work from. From the split level reception hall the PASSENGER LIFT (there is also a staircase to all floors) gives access down to the Breakfast Room or Brassiere and Fully Equipped Kitchens and also serves all the upper floors. The Bedrooms are laid out over the two floors with :-
BEDROOM 1 KING-SUPERIOR FOUR POSTER WITH SEA VIEW – from £90.00 to £109.00 B&B p.n.
BEDROOM 2 SINGLE-DELUXE WITH SEA VIEW – from £65.00 to £80.00 B&B per night
BEDROOM 3 KING-SUPERIOR WITH SEA VIEW – from £90.00 to £109.00 B&B per night
BEDROOM 4 CLASSIC DOUBLE TO THE REAR – from £70.00 to £85.00 B&B per night
BEDROOM 6 STANDARD DOUBLE TO THE REAR – from £65.00 to £80.00 B&B per night
BEDROOM 7 KING SUPERIOR WITH SEA VIEW – from £90.00 to £109.00 B&B per night
BEDROOM 8 STANDARD DOUBLE WITH SEA VIEW – from £80.00 to £95.00 B&B per night
BEDROOM 9 DELUX TWIN/SUPER-KING WITH SEA VIEW – from £85.00 to £100.00 B&B per night
BEDROOM 10 DELUX DOUBLE/TWIN/SUPERKING TO THE REAR – from £80.00 to £95.00 B&B p.n.
BEDROOM 11 OWNERS TOP – DELUX TWIN/SUPERKING TO THE REAR – from £65.00 to £80.00 B&B per night

OWNERS TOP FLOOR APARTMENT Accessed by lift and staircase to :-
Third Floor Landing, Lounge 16′ x 11′ front aspect via dormer window giving panoramic180′ views over the surrounding coastline and countryside, radiator. Fitted Kitchen/Diner 16’7” x 12’7” situated to the rear of the property overlooking Hill Terrace’ fitted with a full range of base and wall cupboards, including fitted and integrated appliances of electric oven, hob fridge and air purification hood, radiator. Bedroom 1 12’6 x 12’6” front aspect with extensive views, radiator. Bedroom 2 rear aspect, radiator and En-Suite in white. Bedroom 3 16’6” max x 10′ Rear aspect, radiator En-Suite Shower Room pampas green coloured 3 piece suite. Family Bathroom 12’6” x 10’10” beautifully presented with a contemporary styled 4 piece suite comprising fully glazed walk-in double shower, roll top bath with free standing tower mixer taps, close coupled w.c. and vanity wash hand basin, radiator, front aspect with a spectacular view.

GAS CENTRAL HEATING AND HOT WATER This is supplied by two gas fired boilers both are located within an external boiler house to the rear of the property, one supplies the heating to the radiators within the business section of the building the other provides heating to the owners apartment and hot water for the whole property.

TRADING INFORMATION The business has audited trading figures from August 2014 to March 2015 during this short period the turnover was almost £25,000 the property was then refurbished and turnover has now risen to just short of £90,000 for years ending March 2016 and March 2017 with adjusted average net profits of 40%. Full accounts will be made available to bona fide interested parties once they have viewed the property, subject to the vendors consent.

TRIPADVISOR 4.7 RATING & ADVERTISING The business has it’s own web site and is part of The Welsh Tourist Board with a 4**** Guest House rating, The View uses booking agencies such as Bookings.com and has some excellent reviews on Tripadvisor with a 4.7 out of 5 rating

FIRE INSPECTION This was carried out in 2017 by the local Fire Brigade Officer and no subsequent requirements were made.

HEALTH & HYGENE This was carried out between Christmas 2017 and New Year 2018 by a recognised contractor on behalf of the Conwy County Borough Council Health Department and the business was awarded a 5***** rating.

PRICE AND TENURE Offers in the region of £550,000 are being sort for FREEHOLD property complete with goodwill and trade contents, subject to an Inventory report, excluding personal items and subject to a stock valuation.

DIRECTIONS From our Llandudno office turn left, then left at roundabout on to the Promenade and proceed to the next mini roundabout and The View Guest House will be seen on the left hand side.

March 2018.

Floorplans

EPC Graphs

Property Details

  • Bedrooms: 10
  • Baths: 10

Property Documents

Location


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