Nine Bedroom Guest House In Aberystwyth For Sale

Business description

Brynarth is a charming 17thCentury Country Guest House retreat within the beautiful Ystwyth Valley. The present owners have considerably improved the premises and business in the 5 years they have been here, doubling the turnover and taking the Welsh Tourist Board rating from 3 to 4 Star. They have reluctantly decided to sell due to ill health. 7 of the 9 letting rooms boast en-suite facilities and the current owners run the business as a B & B with licensed bar and evening meals. A considerable amount of the business is from returning guests and accounts are available to bone fide enquiries. Visit their website below and also see the reviews on Trip Advisor.

Please complete the contact seller form below for more information.

Brynarth enjoys a private water supply which is regularly serviced and tested annually by the Local Authority. The supply is on land situated about 200m south of the property but over which it retains ownership.
There is a mains electricity supply and drainage is to a septic tank. The tank has been inspected and emptied in the current owners time when planning permission for the Games Barn was being applied for in 2009 and was deemed sufficient for the guesthouse as it stands now and believed by the company to be sufficient for the 3 new self-catering cottages had regulations permitted. The septic tank is located out of the main garden area on the lower side of the woods behind the Letting Barn.
There are emergency lighting and fire alarm systems in place, all in accordance with current regulations.
The Rateable Value is 5100 but currently there is a small business rate relief which means no Business Rates are payable until 1st April 2012.


ACCOMMODATION:-
MAIN FARMHOUSE

ENTRANCE HALL
3.81m(12'6'') x 1.52m(5'0'')

GUESTS LOUNGE
5.89m(19'4'') x 4.88m(16'0'')
featuring a large open fireplace with attractive Jotul woodburner and bread oven to side. Tiled floor and built-in shelving. Beamed ceiling, access to Snug Bar. Large bow window to front. Oak fire door to Hall

SNUG BAR
3.40m(11'2'') x 1.83m(6'0'')
a cosy bar area character timber bench seating and counter to service bar area. Window to side.

GUESTS DINING ROOM
4.80m(15'9'') x 3.35m(11'0'')
Beamed ceiling, large bow window to front and newly carpeted. Useful office area under the stairs, oak fire doors to hall and kitchen. Villager propane gas fire.

KITCHEN
6.20m(20'4'') x 1.83m(6'0'') plus cooking area to one end (10'2" x 10'2").
There is a long galley style kitchen at the back of the premises with access into the Dining Room. Off to one end is the owner's side of the bar, (6'0" x 6'0") complete with shelving and storage and at the other end is the main cooking part of the kitchen, having tiled floor and half tiled walls and equipped with a large cast-iron Chester range and a range of other equipment and white goods.

FIRST FLOOR -

DOUBLE BEDROOM 1
4.19m(13'9'') x 4.88m(16'0'')
Very large with seating area and ensuite shower/w.c. Pitched beamed ceiling with velux ,dual aspect with sash windows to front and side

DOUBLE BEDROOM 2
3.51m(11'6'') x 3.00m(9'10'')
with ensuite shower/w.c. Pitched beamed ceiling with velux and sash window to front

LANDING
with airing cupboard housing immersion heater

BATHROOM
2.49m(8'2'') x 1.91m(6'3'')
with bath and w.c.


LETTING BARN CONVERSION
Split into 2 halves with 2 separate entrance doors and comprising a total of 5 double/twin rooms and 2 single rooms all with ensuite facilities apart from a double and twin which share a bathroom between them but do have basins within each room. (The latter are usually let as a family suite). The owner's cottage is at one end of the barn.

LETTING ACCOMMODATION
ROOM 2. 10'6" X 10'9" Double on G/F with en-suite shower/w.c. ROOM 3. 11'1" x 11'7" Twin on F/F with wash basin ROOM 4. 10'6" x 10'8" Double/twin on F/F with wash basin BATHROOM with bath, wash basin and w.c.. - shared between Rooms 3 & 4 ROOM 5. 9'8" X 10' 0" Single on G/F with en-suite shower/w.c. ROOM 6. 10'4" x 9'4" Single on G/FF with en-suite bath/w.c. ROOM 8. 11'2" X 10'2" Double on F/F with en-suite bath/w.c. ROOM 7. 10'9" x 11'3" Double on F/F with en-suite bath/w.c.

OWNERS ACCOMMODATION
The owners accommodation is at the end of the main letting barn and comprises a 2 storey cottage -

LOUNGE
4.98m(16'4'') x 3.94m(12'11'')
with feature Jotul woodburner. Internet connection.

KITCHEN/OFFICE AREA
4.80m(15'9'') x 3.40m(11'2'')
with access into the laundry room and large storage room (formerly double bedroom).

LAUNDRY ROOM
4.70m(15'5'') x 2.21m(7'3'')
with fitted shelving and large butler sink, plus external door and door to Store Room.

STORE ROOM
3.40m(11'2'') x 3.61m(11'10'')
with a combination of fitted and freestanding shelving/storage. This storage room could easily be converted back into a 2nd ensuite bedroom if required.

SECOND BATHROOM
1.70m(5'7'') x 1.60m(5'3'')
with large electric shower, wash basin and WC.

GARDEN/DINING ROOM
5.08m(16'8'') x 2.64m(8'8'')
with elevated ceiling and tiled/solid oak floor. Gives spectacular views over surrounding grounds and scenery.

FIRST FLOOR

BEDROOM
4.85m(15'11'') x 2.77m(9'1'')
with built-in storage

BATHROOM
1.88m(6'2'') x 2.69m(8'10'')
with bath, wash basin in vanity unit and w.c.

OUTSIDE

GARAGE BUILDING
9.96m(32'8'') x 4.98m(16'4'')
with electric power and light


STONE BARN RANGE
Includes a workshop with hay loft over - both 16'4" x 16'4" internal. With power and light. Planning Permission has been granted (and is current) for the conversion of the whole range to 3 self-catering cottages - including one disabled unit (plans available for inspection)


GAMES ROOM (mid-section of range)
8.99m(29'6'') x 4.98m(16'4'')
with power and light and stairs to access T.V. Lounge


T V LOUNGE ON 1ST FLOOR
4.98m(16'4'') x 3.71m(12'2'')
oak laminate floor. With power & light

TOOL STORE underneath TV Room
4.98m(16'4'') x 3.00m(9'10'')
with power & light

THE GROUNDS
There is also a Boiler House housing oil/water tanks plus haystore and shed. An area of the garden is fenced off and cultivated with raised beds and soft fruit cage plus a wooded area behind the barns which includes damson, plum and quince trees. There is a large formal garden with different seating areas to enjoy the lovely views, plus wooded areas including an ash plantation for firewood. The field is approx 4/5 acres and currently used for grazing sheep. There is also a large private gravelled car park. Large tarmaced courtyard in front of the farmhouse giving lots of space for sitting out and watching the birds and wildlife plus a pond in the central shrub/flower bed.


GARDENS
See their website below for lots of photographs of the grounds, and the stunning sunsets and sunrises.


SERVICES
Mains water and electric - private drainage. Lpg gas. Telephone and Broadband with wireless internet access.

LOCATION PLAN

Warning: These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property All Viewings must be arranged through the Agent. Details Created/Printed on the 08 September 2011

Property information

Property:

Freehold

Living accommodation:

The owners accommodations is at the end of the main letting barn and comprises a 2-storey cottage with bedroom and bath/wc on the first floor, and lounge, wc, kitchen/office area and dining room/conservatory on the ground floor; there is access through from the kitchen area into the laundry room and large storage room (formerly a double bedroom) plus a second bathroom with large shower. The storage room could easily be converted back into a 2nd en-suite bedroom if required for owner’s use. The conservatory has been recently refurbished and provides a useful extra room with stunning views of the grounds and countryside.

Location:

Lledrod is a small hamlet situated in attractive countryside, 6 miles from the Irish Sea coastline, 11 miles south of Aberystwyth and 14 miles north of Lampeter. In an easterly direction ground levels rise rapidly up into the Cambrian Mountains – around 8 miles to the north-east is the tourist attraction of Devils Bridge which is a heavily wooded gorge in the Rheidol Valley within which runs a narrow gauge steam railway down into Aberystwyth.
The village of Lledrod stands on the A485 north/south route between Aberystwyth and Lampeter, Carmarthen is about 50 miles South and a direct route to the A48/M4. 8 miles to the North lies the A44, a major east/west route to the West Midlands.
Brynarth is served by a single-track, unclassified road and is about 1.9 miles from Lledrod and the A485. Approx 1 mile to the North in the other direction is the B4340, a local route connecting with the A4120 to Devils Bridge just outside Aberystwyth.

Premises details:

Brynarth comprises a complex of former farm buildings which have been converted and adapted to their present use as a guest house with separate living accommodation for the owners. Some of the buildings are believed to date back to around 1684 and in the main are constructed of stone walls and pitched roofs, clad in slate.
The main farmhouse comprises a guest lounge, guest dining room and licensed Snug Bar plus galley kitchen leading into main kitchen area. There are also two letting bedrooms on the first floor, both with en-suite facilities plus an extra full bathroom for general use.
The main letting barn is split into 2 parts and includes 3 double bedrooms with en-suite facilities, 2 single rooms with en-suite facilities and a double and twin room that have basins within and share a bathroom between them (the latter two rooms usually being let as a family suite)
The owners accommodation is at the end of the main letting barn and comprises a 2-storey cottage with bedroom and bath/wc on the first floor plus a lounge, wc, kitchen/office area and dining room/conservatory on the ground floor. There is access through from the kitchen area to the laundry room and a large storage room plus a second bathroom with large shower. This storage room was previously used as an overflow bedroom and could easily be done so again.
A separate barn, forming the third side of the courtyard, comprises a large single-storey Games Room with separate TV/Bar Billiards room, plus a Garden Store and a workshop with hay loft/storage over. There has been planning permission granted on this third barn (full details enclosed, section 8) to convert into 3 self-catering cottages. This permission was granted in 2009 and is current, being valid for 5 years.
The property extends to around 7.5 acres which includes areas of woodlands and a grassed field, as well as the gardens, parking and courtyard areas around the buildings. There is a good-sized car park, and secure cycle storage is offered in the workshop if required, plus covered storage for motorcycles in the large garage.

Planning consent:

Planning permission has been obtained for the Games Barn to convert it into 3 self-catering cottages, one being fully accessible for the disabled. This permission was granted in 2009 and plans can be seen upon viewing Brynarth or by appointment with the Planning Office at Aberaeron.

Business Operation

Expansion potential:

The current owners have developed the business considerably during the last 5 years but do believe there is room for more expansion. Planning permission has been obtained for the Games Barn to convert it into 3 self-catering cottages and it is believed the planning authorities would also consent to a separate owner’s house being built to enable the current owner’s cottage to revert to letting accommodation, subject to a satisfactory application. Should a new owner take this business on, it could either be run as it is, trading with no extra staff within the £73,000 VAT threshold, or it could be expanded right from the start with an investment into the conversion of the barn into the 3 holiday cottages and trading as a VAT-registered business without being restrained by the threshold. Our accountants suggest if set up correctly from the beginning that the new cottages could possibly be run as a separate business to the serviced guest-house, but any purchaser would obviously have to seek their own advice on this.

Competition / Market:

There is very little competition in the surrounding area, the main other hotels and guesthouses being within Aberystwyth some 11 miles away.

Reasons for selling:

ill health of one of the owners

Trading hours:

24/7 operation

Employees:

Owners only

Years established:

mid 1970's

Other information

Support & training:

The current owners are more than happy to help and advise the purchaser on takeover (and afterwards if wished). They have settled in this area and plan to remain close by so would happily work for the incoming owners for a short-time if needs be.

Website:

Please click here to view the link

Home based:

This business can be run from home.