Garfield Road, Paignton, Devon, TQ4

A 7/8-bedroom guesthouse is for sale in the much sought-after coastal town of Paignton, Devon. Ideally located just a stone's throw from the beachfront and presented in overall excellent turn-key condition. This business is owner-operated without the need for any staff and most of the customers are returning guests drawn by the quality, location and free licensed parking offered to all guests. The owners' 2-bedroom En suite accommodation, large lounge and private enclosed beautiful courtyard are extensive. This property is coming to the open market for the first time in many years. Early viewings are highly recommended to avoid disappointment.

LOCATION
Ideally located within a short walking distance of Paignton Town Centre and the attractive seafront promenade. Strategically situated close to the beachfront, taking advantage of tourists arriving in Paignton and also near the large Town Centre car park. This property combines two properties and is only a few minutes' drive from major cities like Plymouth and the Cathedral city of Exeter, with its M5 motorway and international airport.

BUSINESS
This business has been successfully owner-operated for many years and trades very well due to its location and quality accommodation. However, due to the owners' lifestyle choice, the guesthouse has not been operating to its full potential, with some rooms not available due to extended family living there too. With a few minor alterations, it could easily trade with potentially 8 letting rooms. We the agents, believe that with additional social media exposure/advertising and a few simple tweaks, the already impressive income could be improved upon. Actual trading accounts will be made available following a successful formal viewing.

ACCOMMODATION COMPRISES
Entrance through a forecourt and a part-glazed door to:

VESTIBULE / ENTRANCE LOBBY
A lovely welcoming open space with large windows to the front, making this space bright and airy. Within this area are tourist pamphlets and comfortable seating. Double doors lead to:

HALLWAY / RECEPTION AREA
A nice wide hallway with a turning staircase to upper floors and doors leading to:

DINING ROOM
5.94m x 3.97m
A lovely space with many tables and ornate chairs, together with an extensive breakfast bar which makes light work of any guesthouse breakfast service. It features a ceiling fan, patio doors to the enclosed courtyard and wall and ceiling lighting.

KITCHEN (L-Shaped)
2.41m x 1.48m, 3.71m x 2.10m
A well-equipped kitchen with all the gadgets to make light work of any food preparation, along with an array of wall and base fitted units for all crockery, cutlery, glassware and more. There is plenty of worktop space and allows for the owners to see the dining area as guests arrive in the morning, because of the ideal design of the kitchen. It also benefits from a large window, creating a bright and good working area for the owners.

LETTING ACCOMMODATION
All rooms have been decorated to a high standard and are equipped with good En-suite facilities. The high standards of the rooms are complemented by up-to-date equipment including LCD Digital Freeview TVs, complimentary beverage facilities, bedside tables, chest of drawers and wardrobe facilities.

GROUND FLOOR

BEDROOM 1
A double room with a double bed. The En-suite comprises a shower, low-level WC and wash hand basin. The bedroom has a window to the rear of the property.

FIRST FLOOR HALF LANDING

BEDROOM 2 (Currently used by the owner's family)
A double room with a double bed. The En-suite comprises a full-length bath with a shower over, low-level WC and wash hand basin. The bedroom has a window to the rear of the property.

FIRST FLOOR

BEDROOM 3
A family room with a double and two single beds. The En-suite comprises a shower, low-level WC and wash hand basin. The bedroom has a window to the rear of the property.

BEDROOM 4
A family room with a double and a single bed. The En-suite comprises a shower, low-level WC and wash hand basin. The bedroom has bay windows to the front of the property.

BEDROOM 5
Currently used as a store, it has a WC, basin and window to the front of the property. It could be repurposed back into a letting room or added to the adjoining room 4 to create a suite or self-contained letting unit.

SECOND FLOOR

BEDROOM 6
A double room with a double bed. The En-suite comprises a shower, low-level WC and wash hand basin. The bedroom has a window to the front of the property.

BEDROOM 7 (currently used by the owner's family)
A double room with a double bed. The En-suite comprises a shower, low-level WC and wash hand basin. The bedroom has a window to the front of the property.

BEDROOM 8
A double room with a double bed. The En-suite comprises a shower, low-level WC and wash hand basin. The bedroom has a window to the rear of the property. (formerly a family bedroom which could be easily reinstated)

LAUNDRY ROOM
This is located outside within the courtyard to the rear of the property and can easily accommodated a washing machine and tumble dryer. There is water, waste, electricity and ventilation facility together with general storage space.

OWNERS' ACCOMMODATION
Our clients occupy two of the letting rooms, both have en suite and are on the 1st floor half landing and 2nd floor. These are both double rooms, and there is additional double en suite bedroom on the ground floor accommodation. However, this room is currently used as a gym and for general storage. To the front of the front of the property the owners have their own large lounge with an ornate fireplace and bay windows to the front of the property.

OUTSIDE
To the front of the guest house is an enclosed terrace area for tables, chairs, and parasols for the guests, which also serves as a welcoming advertisement for the business.

In the middle of the property, there is an enclosed pretty courtyard for the owners. The area has many palm trees and mature shrubs and acts as a sun trap and a garden retreat for the owners.

To the rear is a smaller courtyard used for hanging out clothing or storing bikes, etc., with a rear door to a service lane.

PARKING
The guesthouse owners have private parking arrangements which will continue for all visiting guests.

CERTIFICATION
All necessary certification required to operate this guest house are available and this includes, gas, electricity, fire certificates and health and safety.

FIXTURES & FITTINGS
Trade fixtures, fittings, equipment, land, and buildings, except for the vendor's private inventory, will be included in this freehold sale. A full inventory will be provided prior to the exchange of contracts.

SERVICES
Main electricity, gas, water, and drainage are all connected. However, no testing of these services has been undertaken by the Agents, Ware Commercial.

BUSINESS RATES
Please make your inquiries on the local Valuation Website (VOA) at  (currently our client benefits from 100% business rates relief which we, the agents, feel confident will continue)

TENURE
Freehold

VIEWINGS
All viewings and inquiries are to be made through the agents, Ware Commercial.