Scarborough Road, Torquay, Devon, TQ2

A superbly located 6/7-bedroom Guest House in Torquay, only minutes' walk to the town center, harbour and seafront. This successfully owner-operated guest house runs for only 10 months per year, boasting excellent TripAdvisor reviews. Due to its high standards, it yields the same turnover as a larger business. It includes spacious/flexible 1/2-bedroom owners' accommodation, parking, a private rear garden, and a well-maintained front garden. Early viewings are highly recommended.

LOCATION
The Lawnswood Guest House is ideally situated close to 'Belgravia,' one of Torquay's busiest commercial tourist districts. Benefitting from a wonderfully central yet quiet location, it's only minutes' walk to both the town center and the beautiful seafront of Torquay. The local train and bus stations are nearby, with easy access to all main arterial road links connecting major cities like Plymouth and the Cathedral city of Exeter, along with its international airport and the M5 motorway, linking all parts of the UK.

BUSINESS
The owners have traded successfully for many years, achieving high levels of repeat business annually. The Lawnswood Guest House is presented in excellent decorative order and benefits from full business rate exemptions. Despite trading with 6 bedrooms due to lifestyle choice, it is operated by only one person without the need for staff. The current owners trade for ten months per year due to lifestyle choice. However, we, the agents, believe that turnover could be improved by opening for longer during the low season, utilising all 7 bedrooms and enhancing advertising on social media. Full accounts will be available following a successful formal viewing.

ACCOMMODATION
Entrance over the front patio, featuring mature shrubs and a seating area. Through the front door into:

ENTRANCE VESTIBULE
Featuring a tiled floor and a part-glazed door into:

HALLWAY
Providing a console table for signing-in guests, a turning staircase to upper floors, and doors leading off to:

DINING ROOM
4.76m x 4.04m
A bright and airy room providing covers for 14, with matching table and chairs, an ornate fireplace, a large breakfast bar, and two large windows to the front overlooking the patio area.

LETTING ACCOMMODATION
All rooms have been recently refurbished and individually decorated to a very high standard. They all feature contemporary bedside tables, chests of drawers and wardrobes, and quality-installed en-suite facilities. All rooms also benefit from a comfortable seating area, flat-screen smart TVs, information on local amenities, a restaurant booklet, Free fibre optic Wi-Fi, a hairdryer, and a hospitality tray.

GROUND FLOOR

BEDROOM 1
A double room with a window to the side and an en-suite comprising a shower, a low-level WC, and a wash hand basin. (Additionally, this room could be incorporated into the owner's accommodation by way of a connecting door).

From the hallway, the turning staircase leads up to:

FIRST FLOOR HALF LANDING

BEDROOM 2
A double room with a window to the rear and an en-suite comprising a shower cubicle, a low-level WC, and a wash hand basin.

LINEN CUPBOARD
A large built-in cupboard.

BEDROOM 3
A double/twin room with a window to the rear and an en-suite comprising a shower cubicle, a low-level WC, and a wash hand basin.

Further steps up to:

FIRST FLOOR

BEDROOM 4
A double room with a window to the side and an en-suite comprising a shower cubicle, a low-level WC, and a wash hand basin.

BEDROOM 5
A family room with double/twin and single beds, two large windows to the front, and an en-suite comprising a shower cubicle, a low-level WC, and a wash hand basin.

BEDROOM 6
A single room with an en-suite comprising a shower cubicle, a low-level WC, and a wash hand basin.

Further steps up to:

BEDROOM 7 (owner's accommodation)
A double room with an en-suite comprising a bath with a shower over, a low-level WC, and a wash hand basin (not being used, reserved for the owners' family and friends).

OWNERS' ACCOMMODATION
This is located to the rear on the ground floor, and our clients also use bedroom no 7 on the 2nd floor.

Door from the ground floor hallway to:

OFFICE
2.73m x 1.95m
Currently used as an office but could be used as an additional lounge if required. From the office are doors leading to:

CLOAKROOM
Comprising a low-level WC, a wash hand basin, and a door to the inner courtyard.

BUILT-IN STORE
A storage area housing a washing machine and tumble dryer.

Archway from the office leading to:

KITCHEN AREA
3.12m x 2.08m
Comprehensively fitted with an array of wall and base units with an inset 1 ½ stainless steel sink and drainer, an inset 4-ring gas burner and oven with an extractor over, and a large window to the rear.

LOUNGE AREA
4.55m x 3.07m
A large spacious lounge area.

Further doors to:

BATHROOM
Comprising a bath with an electric shower over, a wash hand basin, and a built-in cupboard housing the immersion heater and gas central heating boiler.

BEDROOM 1
3.83m x 3.18m
With a large window to the rear and a door leading to an enclosed private courtyard.

SECOND FLOOR

BEDROOM 2
A double room with a Velux window to the rear. En-suite comprising a bath with a shower over, a low-level WC, and a wash hand basin.

OUTSIDE
Rear
Private side courtyard, an ideal sun trap spacious enough to accommodate a table and chairs and a BBQ. Gate leading out to the rear car park with parking for 3 vehicles and further free on-road street parking.

FRONT
To the front of the property is a patio area with mature shrubs and flower beds, and to the rear is an enclosed private decked courtyard.

FIXTURES & FITTINGS
Trade fixtures and fittings, except for the vendors' private inventory, will be included in this freehold sale. A full inventory will be made available prior to the exchange of contracts.

SERVICES
Mains electricity, water, and drainage are all connected; however, no testing of these services has been conducted by the Agents Ware Commercial.

BUSINESS RATES
Please make your enquiries on the local Valuation Website (VOA) at (currently the property is fully exempt from business rates because of small business rates relief)

TENURE
Freehold

VIEWINGS
All viewings are to be by appointment through Ware Commercial