Property description

A delightful Victorian Country Guest House with substantial gardens and a car park. Six en-suite guest rooms, all-new owners' accommodation. Large rooms throughout, with high ceilings. One of the best lifestyle B&Bs you will see!


An eight-bedroom Victorian guest house (six guest rooms, two owners') with delightful views and a spectacular balcony. The property has been largely renovated by the present owners and is presented in excellent condition. The grounds of about one-acre, include two paved patios, a sloping alpine front garden with tarmac drive, parking for up to eight cars and a private, river-bordered garden across the lane.

Approach
From the lane outside, the drive zig-zags up through the well-kept garden to the house. Outside are two paved patio areas, each a delightful spot for outdoor entertaining or just relaxing.

Conservatory
The house is accessed through a wood-framed Victorian conservatory of lean-to construction, containing climbing plants and potted plants. A part-glazed door opens into the entrance hall.

Ground floor

Entrance hall
Engineered wood floor. Radiator. Doors to cloakroom, boot room, sitting room, guests' dining room and kitchen. Stairs rise to the first floor.

Cloakroom
Outer room with radiator. Inner cloakroom has a low-level flush WC and wash basin in a vanity unit. Opaque window to side.

Bootroom
Tiled floor. Single drainer stainless steel sink with matching taps. Space and plumbing for washing machine. Window to rear.

Sitting Room - 16' 10'' x 7' 11'' (5.14m x 2.41m)
Fitted carpet. Three radiators. Sash windows in a bay to the front, overlooking the garden. Feature fireplace with cast-iron grate for logs fires, marble hearth, wooden mantle and surround.

Guests' Dining Room - 16' 1'' x 14' 0'' (4.9m x 4.27m)
Engineered wood floor. Radiator. Tables and chairs currently for up to 10 covers, but with capacity for more. Square arch to conservatory/sun room.

Conservatory/Sun Room
With views over the garden to the valley beyond. External door to terrace.

Kitchen - 12' 2'' x 11' 6'' (3.7m x 3.5m)
Engineered wood floor. Radiator. A range of base-standing kitchen units with attractive wooden worktops over. A large electric range-style stove with five-ring ceramic induction hob, plate-warmer, oven and grill below, extractor hood and light above. Two sash windows to the rear. An acrylic single-drainer sink with a swivel tap with swiveller for rinsing. A separate, small, square hand-washing sink with attractive chrome mixer taps. Space for a fridge-freezer. Peninsular unit with cupboard and drawers. Shelving on two walls. Range of cupboards. Space for a dresser.

Owners' Lounge & Breakfast Room - 29' 11'' x 19' 6'' (9.13m x 5.95m)
Large double-glazed sash window to the side overlooking the potting shed/conservatory. To the rear, a cloakroom area with hooks and a door to the rear. Feature fireplace with a stone-tiled hearth and a cast-iron wood burner. Two cupboards. Stairs rise to the owners' bedroom and bathroom, A double-glazed French door opens onto the owners' private patio area.

Potting shed/conservatory
Door to rear giving access to back of the house and boiler room. Door to front opening onto private patio. Oil storage tank. Space for fridges and freezers. Area for potted plants and climbers.

First floor

Owners Accommodation
From the owners' lounge/breakfast room, new stairs rise to the owners' bathroom and bedroom.

Owners' bathroom - 8' 4'' x 7' 10'' (2.55m x 2.39m)
An opaque part-glazed door opens into the substantial owners' bathroom. Attractive tiled walls on two sides. His-&-hers designer sinks with chrome mixer taps. Splendid modern slipper bath with a free-standing swan-neck mixer tap at one end, which also incorporates a modern, hand-held shower attachment. Above the bath is also a wall mounted chrome heated towel rail. Modern low level flush WC with another chrome heated towel rail next to it. Built in shower with attractive tiling and another wall mounted electric shower. Two heavy wooden sliding doors open to reveal an airing cupboard with one factory-lagged hot water tank for the guests' side and another for the owners' side. To the rear are two large, opaque sash windows. Five recessed ceiling lights.

Owners bedroom - 11' 7'' x 9' 10'' (3.54m x 2.99m)
Attractive, opaque glazed door opens into the owners' bedroom. New fitted carpet. Double glazed windows to the side and front. Range of fitted wardrobes. Radiator.

Landing
New fitted carpet. Doors to three guest rooms (numbered 3, 4 and 5). Stairs to the second floor.

Guest room one (No.3) - 16' 2'' x 14' 0'' (4.93m x 4.27m)
New fitted carpet. Two radiators. Large sash windows to the front with views across the valley. French door to the side opening onto a large balcony, giving excellent views. New wet room with tiled walls and floor. Chrome heated towel rail. Attractive modern built-in WC. Attractive modern sink with mixer tap. Shower. Modern mirror and light behind.

Guest room two (No.4) - 17' 11'' x 13' 10'' (5.45m x 4.21m)
Ceiling lights. Fitted carpet. Radiator. Zip-and-lock bed that can be a king sized double or two good sized singles. Large sash windows to the front with views across the valley. Sash window to the side. French door onto balcony. New en-suite wet room (similar to room one).

Guest room three (No.5) - 11' 7'' x 9' 8'' (3.52m x 2.95m)
Entrance lobby with doors to bathroom and bedroom. The bedroom has a new fitted carpet, radiator, windows to side and front. Built-in wardrobe. New en-suite wet room (similar to room one).

Second floor
New carpet up the stairs. Landing with doors to three guest bedrooms (numbered 6, 7, 9), owners' spare \"friends & family\" bedroom, fire-escape and ceiling hatch giving access to a large, boarded loft area.

Guest room four (No.6) - 12' 2'' x 11' 7'' (3.70m x 3.54m)
Fitted carpet. Radiator. Window to rear. Wash basin in a vanity unit. En-suite shower room with shower and low-level flush WC.

Guest room five (No.7) - 16' 2'' x 14' 0'' (4.93m x 4.27m)
Fitted carpet. Radiator. Two sash windows to front. Sash window to side. Lovely views across the valley. Wash basin in a vanity unit. En-suite shower room with large shower and low-level flush WC.

Guest room six (No.9) - 13' 8'' x 9' 8'' (4.17m x 2.95m)
Fitted carpet. Radiator. Flat screen TV. Two sash windows in bay to front. Lovely views across the valley. Built-in wardrobe. Wash basin in a vanity unit. En-suite shower room with shower and low-level flush WC.

Spare room - 10' 1'' x 9' 1'' (3.08m x 2.78m)
Fitted carpet. Sash window to side. Pedestal wash basin. Radiator.

Laundry Room/Linen Store
Shelves for storage of goods and turn-round equipment. Space for a washing machine and dryer. Modern acrylic sink with matching mixer tap. Window to the rear.

Fire Escape
Area of hall with a window to the front. Radiator. Good quality laminate floor that looks like engineered oak. New wooden door leading to a new iron fire escape to the rear with steps leading up to the Lynway footpath behind the property.

Outside

Car Park
Across the lane outside, a tarmac car park with space for about six cars and a gate to the private river-side garden.

Private Garden
A delightful 'secret' garden with mature shrubs and trees, and lawns leading down to the West Lyn River.

Front garden & drive
A tarmac drive zig-zags up through the well-kept garden, richly planted with mature shrubs and plants. There are two marked parking spaces on the drive, with space for more at the top, if required.

Patios
One patio on either side of the house. One of which is outside the ground floor office/kitchen area and is ideal for a quiet, private area for the owners. Beside this patio, concrete steps lead up onto the Lynway, a mainly level footpath leading to the Old Village area of Lynton

The Business
The present owners run Woodlands Guest House, to suit their preferred lifestyle, on a low-key basis and a short seven-month trading season. Turnover is approximately £30,000pa, with huge potential to increase.

Guest Facilities
Three of the guest rooms and the owners' accommodation have been completely renovated. All guest rooms have modern, attractive tea and coffee making facilities, kettles, flat screen TVs.

Heating
A new boiler serves the central heating and hot water, with separate systems for the guest side and the owners' side, allowing them to be run independently.

Drinks Licence
Woodlands has a premises licence.

Website
www.woodlandsguesthouse.co.uk

Property Info:

• FLOOR PLAN