Queens Road, Paignton, Devon, TQ4

A great turn-key 9 x letting bedroom guest house which is situated on a level minutes' walk to the town centre, beach and harbour. The property has recently undergone a refurbishment programme and now being presented in an excellent condition throughout. The owners 1 / 2-bedroom flexible accommodation is also on the ground floor and to the rear is a highly private courtyard garden with 2 x tool sheds. Benefitting from parking to the front, excellent trip advisor scoring and repeat custom, this is an opportunity not to be missed. Early viewings are highly recommended.

LOCATION
The Valdene Guest House is situated in a prime trading position within the bustling coastal town of Paignton, Devon. It occupies a sought-after area on Queens Road, only minutes away from the beach, harbour, town centre, rail and bus stations. The guest house is also conveniently located a short drive away from the cities of Plymouth and Exeter, with their M5 motorway and international airport. Additionally, Torquay is just minutes away and slightly further afield is Dartmoor National Park.

BUSINESS
This highly successful business which has been successfully husband and wife owner-operated for many years and benefits from a high rate of repeat custom. It is well-liked by both visitors and locals alike and scores highly on 'Trip Advisor'. The business currently trades for 10 months per year due to lifestyle choices, but we the agents believe there is great scope to improve upon the already impressive turnover and subsequent net profit. Actual trading figures will be made available following a successful formal viewing.

Entrance over a car park to front and in through double doors to

VESTIBULE
2.24m x 1.09m
A great space with umbrella stand, tourist pamphlets and if needed storage of muddy boots before entering the guest house. Door to

HALLWAY / RECEPTION
A welcoming area with guest signing in register, aquariums, large mirror, wall art, turning staircase to upper floor and doors to

LOUNGE
5.06m x 4.85m
A fantastic space with a large sofa group, coffee table, shelving, ornate fireplace with inset electric coal effect fire, wood flooring, chandelier and bay window to front.

DINING ROOM
4.56m x 4.14m
This room is interconnecting with the lounge but also benefits from its own door too. It comprises of an array of tables and chairs for approx. 16 x covers together with a breakfast bar, wood flooring, chandelier, servery hatch to the kitchen and a window with an ornate window to rear.

OFFICE / STORAGE AREA
2.10m x 1.66m
In-between the hallway and kitchen is the owners office/admin and storage area and with access to understairs large storage.

KITCHEN
4.37m x 3.68m
A fantastic large kitchen with an array of wall and base fitted units with inset sink and drainer and all the latest cooking equipment and gadgets to make light work of any food preparation. There is a island unit which is used extensively, servery hatch to the dining room, wall mounted TV and window to the side.
Archway to

UTILITY
3.99m x 1.90m
This leads on from the kitchen and again as wall and base fitted units with plenty of worktop space and with washing machines, tumble dryer, hand wash, plenty of storage and several windows to the side and rear making this and the kitchen bright and airy.

LETTING ACCOMMODATION
All rooms have been decorated to a high standard. They all feature furniture and are equipped with good en-suite facilities. The high standards of the rooms are complimented with up-to-date equipment including LCD Digital Free view TV's, complimentary beverage facilities, bedside tables, chest of drawers and wardrobes facilities.

FIRST FLOOR
BEDROOM 1
A double room. The en-suite comprises of a double shower, WC and wash hand basin in the room. The bedroom has a window to the rear.

BATHROOM
With a shower and only for room 4.
TOILET
With a WC, hand wash basin and only for room 4.

LINEN ROOM
A fantastic useful space for all the linen and for cleaning materials, vacuum cleaners, tea, coffees and much more.

BEDROOM 2
A family bedroom with a double and single bed. The en-suite comprises of a shower, WC and wash hand basin. The bedroom has a window to the rear.

BEDROOM 3
A family bedroom with a double and single bed. The en-suite comprises of a shower, WC and wash hand basin. The bedroom has a window to the front overlooking the cricket fields.

BEDROOM 4
A single room. The bathroom is along the corridor and solely for this rooms usage. The bedroom has a window to the front overlooking the cricket fields.

SECOND FLOOR

BEDROOM 5
A double room. The en-suite comprises of a shower, WC and wash hand basin and the bedroom has a window to the rear.

BEDROOM 6
A single room. The en-suite comprises of a shower, WC and wash hand basin and the bedroom has a window to the side.

BEDROOM 7
A double room. The en-suite comprises of a shower, WC and wash hand basin and the bedroom has a window to the rear.

BEDROOM 8
A twin room with 2 x single beds. The en-suite comprises of a shower, WC and wash hand basin and the bedroom has bay windows to the front overlooking the cricket fields.

BEDROOM 9
A single room. The en-suite comprises of a double shower, WC and wash hand basin in the room. The bedroom has a window to the front overlooking the cricket fields.

OWNERS ACCOMMODATION
The owners' accommodation is situated to the rear of the property and is both quiet and affords the owner much privacy but able to answer the front door in seconds. Because the lounge is virtually never used to the front, our clients use this as theirs.

BEDROOM 1
3.72m x 3.28m
A double room with windows to the rear.

Steps down to

BEDROOM 2
3.15m x 2.78m
A double room with window to the rear and currently being used for storage but could be a bedroom, lounge etc.

BATHROOM
With a double shower WC, wash hand basin and window to the rear.

CONSERVATORY
3.37m x 1.43m
To the side of the property is a conservatory for the owners but currently being used for storage.

OUTSIDE
To the rear of the property is a larger courtyard garden with a workshop / shed and a smaller summer house which is being used for storage. The area is laid with paving slabs to mitigate maintenance and there is a gate to the rear service lane.

PARKING
To the front of the property are 2 x parking spaces together with bench seating for the guests. Immediately outside is unrestricted parking and pay and display 'Ringo' parking too.

SIGNAGE
To the front are 2 x guest house signs which are lit at night and atmospheric lighting upwards to the front of the property.

FIXTURES AND FITTINGS
All trade fixtures and fittings except for our vendor's private inventory will be included in this sale. A full inventory will be provided prior to exchange of contracts. All stock will be sold at valuation on completion. No testing of these fixtures or any appliance has been undertaken by the agents, Ware Commercial.

SERVICES
Mains gas, electricity water, broadband and drainage are all connected. No testing of these services has been undertaken by the agents, Ware Commercial.

BUSINESS RATES
Please make 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 and enquiries are to be made through the agents, Ware Commercial.
TEL. or Email.