Linroy Guesthouse Lumley Avenue, , , PE25 2AT

• Located just off the busy Skegness seafront • 8 bedroom double glazed guesthouse with car park (3) • Established business since 2005 - retirement sale • Turnover circa £36k - net profits of over 40% • Commercial kitchen & owners accommodation • Dining room (12), lounge (10) & front trade patio (12) • Scope to increase bedroom numbers & food offering

Freehold Offers Around £250,000

ZPL/88815/44677 01522 500059 LOCATION The Linroy Guest House is situated on Lumley Avenue in the seaside resort town of Skegness on the Lincolnshire east coast. The town is located 41.7 miles east of the county capital and cathedral city of Lincoln, 22 miles north-east of the small port town of Boston and 7.3 miles east of the magnificent Lincolnshire Wolds Area of Outstanding Natural Beauty (AONB). The town benefits from excellent motorway links with the A52 passing through the town from Boston to and the A158 which connects Lincoln to Skegness along with the A16 to the north via the A1028.

The town is served by the local Skegness railway station and is the terminus for the Grantham to Skegness line. Trains run the full length of this and the Nottingham to Grantham line to give connections to the . Regular town bus services operated by Stagecoach Lincolnshire operate up the coast as far as Mablethorpe, as well as inland to both Boston and Lincoln.

Skegness benefits from a variety of notable landmarks and amenities such as the Natureland Seal Sanctuary, the Diamond Jubilee Clock Tower (built in 1898) and the 129-yard-long Pier, all of which are only a short walk from the property. The town also includes a variety of primary and secondary schools, as well as a hospital and a variety of shopping destinations.

The Linroy Guest House occupies a three-storey semi-detached double-glazed brick building under slate tiled roof. The property benefits from being situated in an enviable position just off the town’s busy sea front on Lumley Avenue adjacent to the St Mathew’s Church roundabout.

TRADE AREAS You enter the property via Lumley Avenue which leads into the front entrance hall which has laminate flooring, stairs rising to the first floor and access to the DINING ROOM which has seating for 12 with carpet flooring and electric fireplace. Also off the entrance hall is access to a RESIDENT’S LOUNGE which has seating for 10, carpet flooring, television, electric fireplace, wooden bar with marble service counter and under stairs storage cupboard. (The resident’s lounge could be converted into a bedroom, using the adjacent ‘walk in’ wardrobe in the owners lounge as an en-suite).

COMMERCIAL KITCHEN which includes 2 x four burner gas hob and ovens, plate warmer, base and eye level storage units, 2 stainless steel sinks, stainless steel wash hand basin, double deep fat fryer, 2 extractor fans, domestic microwave and commercial microwave. Access to UTILITY ROOM which includes 3 fridge freezers, a fridge, 2 washing machines, tumble dryer and access to the BASEMENT CELLAR which is spread across four rooms and includes a cooler, python system, 2 freezers and a dish washer. OWNERS ACCOMMODATION Located at ground floor is the PRIVATE OWNERS ACCOMMODATION comprising LOUNGE with ‘walk in’ wardrobe (housing the central heating boiler), BEDROOM and an EN-SUITE SHOWER ROOM.

LETTING ACCOMMODATION Located at first floor is the LETTING ACCOMMODATION comprising TWO DOUBLE BEDROOMS, ONE FAMILY BEDROOM, LAUNDRY ROOM/SINGLE BEDROOM. COMMUNAL WC.

Located at second floor is a DOUBLE BEDROOM, SINGLE BEDROOM, FAMILY BEDROOM, COMMUNAL WC AND SHOWER ROOM. (All bedrooms include a flat screen TV and tea and coffee making facilities).

EXTERNAL The property benefits from a rear CAR PARK which has space for 3 vehicles. There is a front TRADE PATIO with bench seating for 12.

THE BUSINESS Our clients have owned and operated the Linroy Guesthouse since August 2005 and in this time have transformed a tired building into a repeat business destination seaside venue. The business is currently affirmed by our husband and wife partnership that combine to create this highly reviewed and well renowned guesthouse. The business benefits from a ‘Superb’ 9.3/10 review on Booking.com, an ‘Excellent’ 5/5 star review on TripAdvisor and a 9.2/10 ‘Excellent’ rating on Kayak. Our clients are now looking to offer the property to the market so they can retire. The kitchen also benefits from a 5 star rating from the Food Standards Agency (FSA).

Currently the property operates as an East Lincolnshire Rest Assured 4 Star Guesthouse offering 6 modern and attractive guestrooms all including wi-fi, hairdryers, towels, toiletries, tea & coffee making facilities alongside a Freeview flatscreen television.

The property offers masses of potential for a new operator to re-introduce a drinks offering by way of the bar located in the residents lounge, as well as expanding the current menu which is currently available during breakfast times only, there is also scope to increase the bedroom numbers with only 6 of the 8 bedrooms currently used as letting accommodation the other 2 used as an owners bedroom and laundry room. The current residents lounge also offers the potential to convert into an additional bedroom with an adjacent ‘walk in’ wardrobe allowing creation of en-suite facilities. It is in our opinion that the introduction of community and entertainment events would lead to an increase in turnover and subsequent profits. The business is currently supported by a dynamic website and social media accounts which will be passed over to the subsequent buyer on completion.

TENURE & PRICE FREEHOLD OFFERS AROUND £250,000 to include fixtures, fittings and goodwill. Stock at valuation in addition.

No direct approach to be made to the business; please direct all communications through Sidney Phillips.

Viewing strictly by appointment only. LICENCE SERVICES A Premises License is not currently held, the All mains services are connected. The property vendors are willing to renew the licence benefits from a fire alarm as well as a 4 camera CCTV should a purchaser request this. security system.

BUSINESS MORTGAGES – 01834 849795 We can help with arranging funding for your purchase of this or any other business.

INNPLAN INSURANCE – 01432 378696 Immediate and competitive cover for your property, business and contents

UTILITY HELPLINE – 01432 378690 Some of our clients have saved as much as 46% off their gas and electricity bills with our impartial price comparisons

EPC Reference: 9423-3029-0842-0500-7125 Tel: 01522 500059

CONSUMER PROTECTION FOR UNFAIR TRADING REGULATIONS 2008 & BUSINESS PROTECTION FROM Email: [email protected] MISLEADING MARKETING REGULATIONS 2008 – These particulars are provided only as a general outline of the property and buyers should make their own enquiries to satisfy themselves as to the accuracy of the information given. Neither we nor any person in our employment has authority to make, give or imply any representation or warranty regarding this property. Room sizes and other measurements and capacities quoted are estimates for rough guidance only. Accurate measurements have not been taken.

Sidney Phillips Limited, Shepherds Meadow, Eaton Bishop. Hereford, HR2 9UA Registered in England and Wales: No. 2362635 www.sidneyphillips.co.ukwww.sidneyphillips.co.uk