Charming Country Guest House In Heart Of Exmoor For Sale

Business description

KARSLAKE HOUSE
WINSFORD, EXMOOR

Charming country guest house in the heart of Exmoor
7 Letting bedrooms and a ''cottage'' for owners
Exmoor, the home of outdoor sports, including cycling, shooting, fishing, walking and riding
Seasonal opening and run for lifestyle with 17% occupancy
£650,000 Freehold

Karslake sits in a very pretty spot on the edge of the village of Winsford, often quoted as the prettiest on Exmoor. Run by a husband and wife team, it is operated as a seasonal business offering dinner as well as B&B, closing between the first of February and Easter, and in January too if it is quiet. Of course this means that the owners can enjoy the lifestyle offered by this charming area. This is not a business that has been run to generate maximum profit, indeed occupancy between April an October 2008 ran at an average of only 17%, so clearly there would be scope should new owners wish to pursue trade more actively, they also use the 7th bedroom for their son, but it will tick many boxes for those looking for a charming hotel in the country.

The pretty village of Winsford is relatively untouched and steeped in history, it was even mentioned in the Domesday Book. A quintessential village, it boasts one church, a thatched inn, a village shop, a tearoom and, in Karslake, a guest house /small hotel. The local landscape is stunning with the moor appearing
windswept and deserted, left to the deer and the famous ponies to roam, but tucked away in the valleys are some very pretty villages and little gems such as Tarr Steps or the snowdrop woodlands near Wheddon Cross. The West Somerset Steam Railway runs nearby and Dunster, with its medieval high street and castle,
is a must for any visitor to the moor.

Our clients bought the property in January 2000 and they have looked after it over the years, replacing beds, carpets where needed, crockery and redecorating. They have also painted outside. Their 4 AA Yellow Stars means that Karslake is within the top 10% of the quality score range nationally, so it is not just comforstable, it is smart and well looked after too. The garden looks magnificent in season and all in all it is a delightful place in which to live. Of course they have chosen to close for up to 3 months a year, so Karslake offers an attractive seasonal business and a desireable home.

THE PROPERTY
Karslake is named after Sir John Burgess Karslake, an eminent 19th century lawyer. The property dates from around 1450 when it was a malt house. Built of stone with a slate roof, it is Grade II Listed and in Exmoor National Park. The accommodation is on ground and first floor. NB: it does not include the cottage at the far left hand end of the front picture.

PUBLIC AREAS
The entrance lobby leads through to a cosy hall. Off to the right is what was once the village shop and now serves as the Bar and Dining Room. A spacious room, it can comfortably seat up to 16 and there is a brick fireplace for show. The bar area includes a servery and seating. On the left of the hall is the Lounge. Furnished with comfortable sofas and armchairs, there is a log burner in the fireplace and exposed beams.

LETTING BEDROOMS
7 letting bedrooms to sleep 14 (1 four poster, 5 double, including 1 zip and link, and 1 twin). 1 of the bedrooms has a bathroom with a separate shower, 3 have ensuite with bath and shower over, 1 has an en suite shower room, two of the double bedrooms have a shower and wash basin each and share a private bathroom (note 1 of these has been used by a family member so our clients have only been letting 6 rooms). Each room has a central heating radiator, colour
television, alarm clocks, tea and coffee making facilities and hairdryers. The mobile telephone signal is poor so there is a public telephone on the ground floor.

OWNERS’ ACCOMMODATION
Self contained, the ''cottage'' has internal access from the kitchen and a front door, French doors on to a private terrace (south facing) with views up the garden. Ground floor lounge with dining area, beamed ceiling and wood burner in the fireplace. On the first floor landing are large wardrobes and off it the double bedroom and bathroom.

SERVICE AREAS
Large kitchen with Aga (LPG), part domestic.
Office by the hall. Various stores. Boiler room.

OUTSIDE
Karslake has a lovely garden with a formal lawn, borders and mature shrubs. The view from the pergola at the top of the garden across the valley is delightful. To the side of the property is the car park with a run of very useful sheds and there is a greenhouse on the vegetable plot.

SERVICES
Exmoor National Park Authority.
West Somerset Council.
Mains electricity, water and drainage. Cooking and heating by LPG.

LISTINGS
AA 4 Yellow Star Guest House with 1 rosette.
Listed in VisitBritain. Johansens. B&B Guide.

LICENCE
There is a Premises Licence which permits the sale of alcohol to hotel guests and diners.

TRADE
A trading and profit and loss account for the year ending 31 March 2008 shows turnover £47,134. Takings during the summer of 2008 were around £5,000 up on the same period in 2007, but even then occupancy was an average of only 17% April to October. SW Tourism statistics show Somerset averaging over 50% for the same period, and 69% for the region as a whole.

PRICE
£650,000 is sought for the freehold property together with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

DIRECTIONS
Dulverton 7 miles, Dunster 10, Taunton 26, Junction 27 of the M5 near Tiverton 26, Bristol 68, London 138.Travelling south on the M5 turn west at Junction 27 signposted Tiverton Parkway Station. Follow the A361 to the roundabout and take the third exit to Dulverton (A396). Follow the signs to Minehead. Turn left at the first Winsford and Exford sign. Enter Winsford and turn left before the garage and left again. Karslake House is up the hill on the right.

FINANCE
Colliers Robert Barry is able to assist prospective purchasers by introducing sources of finance if required. Whilst we do not charge the buyer for this service, we may receive an introductory commission from the lender or broker involved.

TO VIEW
All appointments to view MUST be made through the vendors' agents who are acting with sole selling rights.

Property information

Property:

Freehold