Property description

LOCATION:The property is located in Alexandra Road, a most attractive, tree-lined thoroughfare giving direct access to the sea front with its long promenade offering stunning views of the welcome shelter that is Mounts Bay, St Michael's Mount, Marazion and the fishing village of Newlyn.BUSINESS: This exceptionally well run guest house carries an AA 4 star rating and delivers a strong trading performance based upon only 36-38 weeks opening each year. An imposing and most attractive terraced period property, which dates from 1886, it is located in a conservation area and occupies a most pleasing location in a tree-lined avenue giving direct access to the sea front. The property, which has been the subject of considerable investment by the present owners, is arranged over 4 floors and incorporates 8 letting bedrooms, all with en-suite facilities, a superb and most spacious dining room and comfortable and private owners' accommodation as well as a double width garage to the rear.A full external and internal inspection is strongly recommended to be able to appreciate properly what is on offer.The business website, which facilitates an on-line check of room availability and on-line booking, may be found at: www.dunedinhotel.co.uk and offers comprehensive details of the accommodation, the facilities available, the current tariff, also incorporates a video tour and should be visited to obtain much valuable information to be read in conjunction with these particulars. The vendors ask politely, however, that all enquiries from interested purchasers are routed through the agents, Citysales, please.A copy of the following additional information is available from the agents upon request:\"The AA Quality Standards Report for the property dating from January 2016\"A schedule summarizing bedroom sizes (includes shower rooms)\"The Compliance Letter from Cornwall Fire and Rescue Service from February 2014\"Fire Safety Floor Plan Drawing from 2010\"Energy Performance Certificate Recommendation ReportYEARS ESTABLISHED:The vendors understand that the property, which was built in 1886, has been operated as a guest house since the late 1950's. They acquired the business and property in 2002.TRADE:Please note that if a business is VAT registered, all figures exclude VAT.Accounts for the year ended 31 March 2015 reported turnover of £79,178. This is achieved from only c 36-38 weeks opening (see 'Opening Hours' below). A reconstituted net profit of £41,787 is indicated for the year including the value attributed for tax purposes for owners' food and accommodation. REASON FOR SALE:The vendors are now looking to retire and intend to spend at least part of each year living abroad.STAFF:The business is run by a husband and wife team with the occasional assistance of casual staff on a seasonal basis. There are no employees to be transferred with the business although the casual staff may be available if required.OPENING HOURS:The vendors manage the business very well and choose to close in November and re-open in March each year. This provides time for a well deserved holiday and also to undertake any appropriate property maintenance.BUSINESS PREMISES:(all sizes are approximate and should be considered 'nominal'.)Dunedin Hotel forms part of an attractive terrace of late Victorian period properties understood to date from 1886. Of local granite construction under a pitched and tiled roof with a four storey outset/tenement to the rear adjoining the neighbouring property under a separate pitched and tiled roof, the property is arranged over 4 floors.To the rear there is a single storey extension under a flat roof of uncertain date, part of which may have been an original scullery, and accessed via an unusually wide rear service lane there is a spacious garage of double width, of much later block and stone construction linked to the original party wall. We are advised that the terrace of properties stands within a conservation area which aims to preserve the character and historical value of the buildings as much as possible. At the time of construction these properties were gentlemens' residences of quite high status understood to have been erected by a builder of Jewish decent, Mr Oppenheimer. As evidence of this we are advised that the 1901/2 census records are understood to show the occupier of this property as an inspector for the Bank of Cornwall. This is a substantial and spacious property which can only properly be appreciated by a full internal and external inspection. Accordingly, the following description is intended to represent a summary only of the layout of the accommodation:From the perspective of the tree-lined avenue the extra wide front door is approached via a flight of wide granite steps with ornamental hand rail to the side. Adjoining steps descend to lower ground floor level for access to the bay window, the small but attractive front garden being enclosed by mature hedging to the front and on one side and accommodating raised flower beds.Ground Floor Accommodation:There is a glazed panel above the front door which opens into the Porch with plaster coving and dado rail. A half glazed wooden door with matching glazed panels to the side and above gives access to the Main Hallway with plaster coving and ceiling rose, feature suspended light fitting, deep skirting, wall mounted fire and alarm panel, CCTV camera, radiator and wooden doors to:Breakfast Room Arranged to accommodate up to 16 guests at one sitting this most spacious, light and attractive dining area benefits from large triple aspect wooden sash bay window to the front elevation with leaded light panels above and wood paneling to the bay, impressive plaster coving and ceiling rose, feature fire place, surround and hearth, deep skirting, picture rail and 4 radiators.Room No 7 being a twin bedroom with en-suite shower room. Large wooden sash window to rear elevation with wood paneling in the window recess, plaster coving, picture rail and feature light fitting with fan. Wooden door to en-suite shower room incorporating shower cubicle with mains powered shower, pedestal wash basin, low flush WC, heated towel rail and ceiling fan.Towards the rear of the Hallway two steps descend to a lower landing with wooden door to a store cupboard (used for cleaning materials) and wooden door to Room No 8 being a double bedroom with en-suite shower room. Enjoying a twin aspect with wooden sash windows to the side and rear elevations, plaster coving, picture rail, radiator and wooden door to en-suite shower room with high level wooden window to the side elevation, shower cubicle with mains powered shower, wash basin in vanity unit, low flush WC and heated towel rail.From the Main Hallway a feature staircase with hardwood banister rail rises to:First Floor Accommodation:The staircase rises first to a half landing with single step up to the rear to Room No 6 being a large double bedroom with en-suite shower room. Wooden sash window to rear elevation, radiator and wooden door to spacious en-suite shower room with small wooden sash window to the side elevation, corner shower cubicle with mains powered shower, wash basin in vanity unit, low flush WC and heated towel rail.A further flight of stairs rises to the main first floor landing with fitted linen cupboard and wooden doors to:Room No 5 being a double bedroom with en-suite shower room. Wooden sash window to rear elevation, fitted wardrobe cupboard, coving, 2 x radiators and wooden door to en-suite shower room incorporating shower cubicle with mains powered shower, pedestal wash basin, low flush WC, heated towel rail and extractor fan.Room No 4 being a triple/family room with en-suite shower room. Formerly one large room occupying the full width of the front of the property with feature plaster coving, ceiling rose, picture rail and deep skirting but subsequently divided to offer a single bedroom with arched wooden sash window to the front elevation, wall mounted electric convector heater and open doorway to large double bedroom with triple aspect wooden sash bay window to the front elevation with further stained glazed panels above, radiator and wooden sliding door to en-suite shower room incorporating shower cubicle with mains powered shower, pedestal wash basin, low flush WC, heated towel rail and extractor fan.From the first floor landing a further flight of stairs with wooden banister rail rises to:Second Floor Accommodation:The staircase rises first to a half landing with wooden door to Room No 3 being a double bedroom with en-suite shower room. Wooden sash window to rear elevation, radiator and wooden door to large en-suite shower room with wooden window to side elevation and incorporating a corner shower cubicle with mains powered shower, wash basin in vanity cupboard, low flush WC and heated towel rail.A further flight of stairs rises to the main second floor landing with gallery rail and obscure glazed wooden sky light. Wooden doors give access to:Room No 2 being a single bedroom with en-suite facilities. Velux UPVC skylight to rear elevation, radiator, shower unit in wall recess with mains powered shower, pedestal wash basin and wooden door to WC facility with low flush WC. Access to loft housing header tank and water cylinder. Room No 1 being a triple/family bedroom with double and single bed and en-suite shower room. Arched wooden sash window to front elevation, fitted wardrobe cupboard, 2 x radiators and wooden door to en-suite shower room incorporating shower cubicle with mains powered shower, pedestal wash basin, low flush WC, heated towel rail and extractor fan. Returning to the lower landing towards the rear of the ground floor a mainly obscure glazed wooden door opens into a staircase with obscure glazed panels to one side and wooden handrail descending to:Lower Ground Floor Accommodation:At the bottom of the stairs there is a small hallway with open archway leading to Private Lounge/Diner (17' x 16') for Owners with wooden sash bay window to the front elevation overlooking the garden. Dado rail, picture rail, coving, former serving hatch from the kitchen, suspended light fitting and further wall lighting, radiator and wooden door to fitted cupboard housing gas and electricity meters. CCTV monitor and control box.Returning to the hallway a wooden door with obscure glazed panel over is marked 'Private' and gives access to an Inner Hallway with under stair store cupboard, further under stair recess with space for upright refrigerator and upright fridge/freezer, further large fitted cupboard and wooden sliding door to:Commercial Kitchen being most spacious with ceramic tiled floor, fluorescent lighting and accommodating a range of matching floor and wall cupboards, a stainless steel sink unit with double drainer, fitted dishwasher, peninsula unit with roll edged work surface and storage cupboards below, oil fired Aga (particularly appreciated and enjoyed by the current owners for cooking and ironing purposes), gas fired range double oven with gas hob and eye level grill over, Burco water heater, 2 x microwave ovens, 2 x commercial toasters, suspended insect killer, high level fuse box, cupboard housing hot water cyclinder and wooden double doors to the rear elevation giving access to:External Lobby under a sloping roof with stone floor, incorporating a Bosch washing machine and 2 x Hoover Infinity dryers with step up to the rear leading to the Rear Yard being fully enclosed with stone party wall to one side and accommodating cupboard under a sloping corrugated roof housing gas fired Ideal Mexico combi boiler supplying hot water and central heating, raised flower bed, separate glazed doors giving access to the owners' bedroom and separate sitting room leading to a flight of steps rising towards a wooden back gate giving pedestrian access to the rear service lane. Large Titan oil tank (serving the Aga). CCTV camera and security light. From this level a step up gives access to a wooden door to:Double Width Garage being of mixed block and stone construction under a sloping felt roof with concrete floor. A most spacious facility with metal framed window to the elevation facing towards the house, two further metal framed windows to the side elevation overlooking the yard and two high level wooden windows to the party wall elevation. A wooden sliding and folding door combination gives access to the service lane to the rear, which is wider than is often seen and which is accessible to vehicles from the lower end. Security light.Owners Private Accommodation:Returning to the Inner Hallway at lower ground floor level further wooden doors give access to the owner's accommodation which is substantial, comfortable and particularly private:Shower Room with obscure glazed wooden window to side elevation, shower cubicle with mains powered shower, wall mounted ceramic wash basin and low flush WC.Double Bedroom of spacious proportions with slightly below average ceiling height. Fully glazed wooden door and wooden sash window to the side elevation overlooking rear yard. Radiator. Step up towards rear to doorway with restricted head height leading to:Office/Second Bedroom occupying a single storey extension being under a flat roof with exposed stonework internally and with half glazed uPVC door and uPVC window to the side elevation. Note: Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition.PARKING:Free parking is available immediately outside the property and nearby within Alexandra Road without restriction.EPC Rating 84 Band D.

Property Features :

• SUPERBLY RUN AA 4 STAR GUEST HOUSE
• ATTRACTIVELY LOCATED IN TREE LINED AVENUE
• 8 LETTING BEDROOMS ALL WITH ENSUITE FACILITIES
• SUPERB GUESTS´ LOUNGE AND SPACIOUS DINING ROOM
• COMFORTABLE AND PRIVATE OWNER´S ACCOMMODATION