Lawrence Wright. Specialist Hotel Agent. 01747 228941
Beautiful 500 year old Thatched Guest House + Luxury Contemporary Separate Home
The Barn and Pinn Cottage
10 Superb Guest Rooms; Extensive Garden; Ample Parking
Rated 4 Stars with Gold Award
Newly Built Luxury 3 Bedroom Bungalow Home
Potential Tea Garden
Scope for Weddings, Functions etcThe Barn and Pinn Cottage could be let as whole on a self catering basis for families or groups
Situation and Description: The Barn and Pinn Cottage is situate with frontage to the A3052 which runs parallel to the Devon coast and links Lyme Regis, Seaton and Sidmouth to the M5 at Exeter. The guest house is tucked away down its own drive and set well back from the main road standing in grounds probably exceeding 1 acre ( subject to survey) in the most enchanting surroundings of the East Devon Area of Outstanding Natural Beauty. Sidmouth and the coast is just 5 minutes drive away. The town is a small, select seaside resort famous for its distinctive Regency architecture known as Cottage Orne and host to the international Sidmouth Folk Festival added to which there is a unique charm with its quaint shops and narrows streets all at the heart of The World Heritage Jurassic Coast.
This guest house is a Grade II Listed 500 hundred year old cottage with later additions and an adjoining former barn which provides a magnificent dining room for the property. Our clients have taken this unique building and lavished a huge amount of money on sympathetic restoration and refurbishment to include remodelling and the creation of new ground floor letting bedrooms with their own garden, a compete overhaul of the building including rewiring, plumbing, central heating and re-thatching. Major ground works have been carried out to provide land drains and a new and sophisticated private drainage system. All en facilities have under floor heating and roof lights to some en suites have automatic closures fitted which react to rain. 6 letting bedrooms are located on the ground floor either in the main building or across the courtyard, including one suite which doubles as a self contained holiday let or for B&B use. The main building is set back from the main road where new B&B boards have been erected, a large lawn and terrace is available for guests and could be used for providing teas for non residents if required. There a private car park for 10 to the rear. Beyond, enclosed by fencing, is the newly built luxury 3 bedroom bungalow for the proprietors with a large lawned garden and extensive vegetable patch.
Guest House Accommodation
Room 9 Double – with a Four Poster Bed and an en suite shower room with a large shower cubicle, wash basin and w.c. Door to an enclosed garden for the exclusive use of rooms 9 & 10 each with its own private seating terrace.
Room 10 Double – the same accommodation as room 9 above.
Room 6 Twin – with disabled access directly from the outside and with a wet room with shower, wash basin and w.c.
Room 7 – HOLIDAY LET – This suite can be used for B&B or self contained accommodation comprising a lounge area with a sofa bed, fully fitted kitchenette, double bedroom and shower room with shower cubicle, wash basin and w.c.
Room 8 – Double – with own front door, en suite shower room with shower cubicle, wash basin and w.c.
Room 5 – Double – a character smaller room with exposed beams and en suite shower room with shower cubicle, wash basin and w.c.
The Dining Room – A magnificent room with a vaulted ceiling and a corner bar. Seating for 23. Door to:
Breakfast Room – A cosy room with seating up to 12.
Guest Lounge – with exposed beams and inglenook fireplace with a wood burner, comfortably furnishings and with a television.
Separate w.c. and wash basin
Kitchen – an outstanding catering kitchen with twin built in ovens, range cooker, extensive granite work surfaces with cupboards and drawers below, sink with wash up…
Laundry Room: A large room, well fitted with shelving, washing machines.
Landing with cupboard containing control units for the heated towel rails.
Bedroom 1 Double with a view of the front garden, built in cupboard and eaves cupboard. En suite shower room with shower cubicle, wash basin and w.c.
Bedroom 2 Twin with a view of the front garden. En suite shower room with shower cubicle, wash basin and w.c.
Bedroom 3 Double with en suite shower room with shower cubicle, wash basin and w.c.
Bedroom 4 Single – a small double bed, and shower room, wash basin and w.c.
The Proprietors Residence
A recently built bungalow finished to the highest standard
The detached property is built with brick and stone elevations under a slate roof and fitted with oak windows and includes a magnificent full ceiling height living room with refinements such as remotely controlled roof light blinds and granite work tops in the extremely well fitted kitchen. The property has under floor heating and double glazing and all three bedrooms have en suite facilities.
Large Entrance Hall with access to the Roof Space (see later).
An Oak A frame ceiling and open fireplace; a light room with dual aspect windows and roof lights
Bedroom 1 A double sized room with shower room en suite with a large shower, wash basin and w.c.
Bedroom 2 A double sized room with shower room en suite with shower cubicle, wash basin and w.c.
Bedroom 3 A spacious room with an en suite bathroom with bath and shower over, wash basin and w.c.
Separate w.c. and was basin.
The Roof Space:
Accessed from a loft ladder in the entrance hall. A long room with window overlooking the woodlands, roof lights and good head room. Ideal as a study, further accommodation etc. Leads on to a loft storage area.
Kitchen with Dining area
Ample wall and base units, built in appliances.
Large Front Lawn – ideal as a tea garden within sight of the main road
Entrance Drive leading to Parking Area for 10 vehicles.
Front Terrace for residents seating and possible tea garden
Side Enclosed Garden for Rooms 9 & 10
Private vegetable Garden and Private lawned garden.
Arial Photograph (see photos above) showing the position of each of the letting bedrooms. The front garden is not seen in this view. Since this photograph has been taken, a part of the proprietor’s private lawn next to the vegetable patch has been developed into a private patio, ideal for barbecues.
Our clients took over this business about 12 years ago when the owners accommodation was then incorporated in Pinn Cottage. The new owners converted the previous living accommodation into rooms 9 and 10 and carried out the extensive renovation works and built the new residence. Our clients, a husband and wife team, now wish to sell due to family reasons.
The business trades as a traditional bed and breakfast guest house with the benefit of a full on licence and some evening meals are offered. Located close to the beginning of the drive is a good country pub offering meals all week. The business is run as a lifestyle and closes for holidays in the winter.
Much repeat trade is now enjoyed and new owners will benefit from a well respected business which has won a certificate of excellence from tripadvisor where virtually all rate this rate this business as Excellent. The business is rated 4 star with a gold award and has achieved the breakfast award by Enjoy England.
The guest house has three rooms which are ‘dog friendly’
The business achieved a turnover of £108,422 in the most recently completed year to 31st March 2019 and the agents are informed that the turnover for the current year is expected to be much higher. During much of the tenure of current owners the business has been restricted but through an increasing demand from repeat guests the business has been allowed to grow organically with greater emphasis on Bed and Breakfast and the amount of evening meals restricted in the busy summer months. In fact, new owners may wish to discontinue evening meals as there is a large gastropub within walking distance.
The business is run by a husband and wife team with the help of an assistant. All bed linen is cleaned under contract.
The agents believe there is considerable scope for an expansion of the business in new hands as they see many with this type of high quality accommodation in the West Country achieving annual earnings around £15,000 per room on a bed and breakfast only basis. There is the possibility of offering afternoon teas from this busy tourist route which should provide an extremely lucrative additional income.
The business closes in the winter months.
Further information and an extensive library of photographs can be seen on the business website: www.thebarnandpinncottage.co.uk
Price: £1.3 Million sav
Fixtures, Fittings, Furniture and Trade Equipment: An inventory of trade contents is included in the sale price. A detailed inventory will be prepared at a later stage.
Viewing: Strictly by appointment with the agents.
The accuracy of these particulars is not guaranteed by the agents nor do they form part of any contract. Applicants should verify details by personal examination and enquiry. Items of furniture, fixtures, fittings and equipment are mentioned for illustrative purposes only and do not necessarily form part of the Trade Inventory referred to above, neither has the agent tested any equipment, fixtures, fittings or services and so cannot verify that they are in working order or fit for the purpose. References to the Tenure of the Property are based on information supplied by the Vendor. The agent has not had sight of the title documents. A buyer is advised to obtain verification from their solicitor. You are advised to check the availability of the property before traveling a long distance to view.