FULL DESCRIPTION
Established bed and breakfast business in a landmark building with 11 en suite double bedrooms and separate 2 bedroom owner's accommodation.

Arch House is a rare opportunity to acquire a substantial bed and breakfast business in a landmark Grade II Listed building, believed to date back to 1793 and located just a short stroll from the centre of town at Wells-next-the-Sea. The business offers luxurious en suite accommodation with superbly presented communal areas, gardens and parking and has a Visit England Four Star Guest Accommodation award and a TripAdvisor Certificate of Excellence.
The current owner acquired Arch House 10 years ago and has transformed the building from a former care home into the celebrated bed and breakfast business that it is today having completely refurbished the accommodation to ensure that guests are offered a comfortable stay in a cool, calm, contemporary setting in a wonderful historic building. There is also scope to increase the current level of turnover by offering extra food services such as evening meals.
The business currently offers 11 individual en-suite double and twin rooms and guests have access to a communal garden room, the use of a peaceful sunny garden with meals taken in the spacious dining rooms. There is also separate owner's accommodation briefly comprising open plan kitchen/living space, study/dressing room, 2 bedrooms, 2 bathrooms and a private gated garden. Parking is to the rear where there is 1 space for each of the guest suites and a further 2 spaces owner's parking.
The centre of Wells-next-the-Sea is just a short stroll away making this property not only a lucrative bed and breakfast business but also a potential boutique hotel, substantial holiday home with letting potential or a spacious family house with annexe accommodation.
If required, the fixtures and fittings are available by separate negotiation.

BED AND BREAKFAST ACCOMMODATION:

ENTRANCE HALL
Wonderful period arched glazed double doors to the front of the property lead into the entrance hall with 2 storage cupboards, staircase to first floor landing and opening to:

RECEPTION/COMMUNAL GARDEN ROOM
4.85m x 2.12m (15' 11" x 6' 11") Reception desk to the side, UPVC construction garden room with windows providing a vantage point from which to enjoy views over the communal garden.

KITCHEN
4.52m x 3.52m (14' 10" x 11' 7") at widest points. Range of base and wall units with laminate worktops incorporating a double stainless steel sink. Integrated 6 ring gas hob, 2 integrated ovens, spaces for 2 tall freestanding fridge freezers and space and plumbing for a dishwasher. Opening to:
UTILITY AREA
Worktop with spaces and plumbing under for a washing machine and tumble dryer.

DINING ROOM 1
4.52m x 4.22m (14' 10" x 13' 10") 2 windows to the garden room and opening to:

DINING ROOM 2
3.76m x 4.28m (12' 4" x 14' 1") Feature fireplace.

SUITE 1
3.82m x 4.28m (12' 6" x 14' 1") at widest points. Ground floor twin bedroom with en suite shower room.

SUITE 2
4.06m x 3.67m (13' 4" x 12') at widest points. Ground floor double bedroom with en suite shower room.

SUITE 3
4.06m x 3.07m (13' 4" x 10' 1") Ground floor double bedroom with en suite shower room.

SUITE 4
3.80m x 4.60m (12' 6" x 15' 1") at widest points. Ground floor double bedroom with en suite shower room.

SUITE 5
4.30m x 3.10m (14' 1" x 10' 2") at widest points. 1st floor double bedroom with en suite shower room.

SUITE 6
4.42m x 3.37m (14' 6" x 11' 1") Irregular shaped 1st floor double bedroom with en suite shower room.

SUITE 7 - 'ROOF TOPS'
3.50m x 5.20m (11' 6" x 17' 1") at widest points. Accessed via a door from the garden opening onto a staircase leading up to 1st floor double bedroom with en suite shower room.

SUITE 8
2.93m x 4.42m (9' 7" x 14' 6") 1st floor double bedroom with en suite shower room.

SUITE 9
2.93m x 3.38m (9' 7" x 11' 1") 1st floor double bedroom with en suite shower room.

SUITE 10
3.50m x 3.46m (11' 6" x 11' 4") at widest points. Ground floor double bedroom with en suite shower room.

SUITE 11 - 'CROWS NEST'
2.46m x 4.70m (8' 1" x 15' 5") 1st floor double bedroom with staircase leading up to:
3.42m x 2.88m (11' 3" x 9' 5") 2nd floor sitting room/2nd bedroom, door to en suite shower room, lunette window to the front and picture window to the north with a sea view.

FIRST FLOOR LANDING
L-shaped landing with cupboard housing gas fired boiler and hot water cylinder. Door to staff shower room with wash basin, WC and cupboard housing hot water cylinder.

COMMUNAL GARDEN
Arch House stands in an imposing position on the edge of town behind a low brick wall with a metal gate opening onto the front gravelled garden and walkway to the entrance door.

To the rear, there is an attractive south west facing garden comprising an extensive decked terrace opening out from the garden room and 4 of the ground floor suites, fenced boundaries and perimeter borders. A paved pathway meanders through a small lawn with shrub borders leading to a covered walkway with beach hut style storage units. Timber double doors open onto the car park where each suite has its own parking space and there is an area for refuse bin storage etc.






OWNER'S ACCOMMODATION:

ENTRANCE HALL
Accessed from the owner's own private garden. Door to shower room.

OPEN PLAN KITCHEN/LIVING SPACE
KITCHEN AREA
4.01m x 2.39m (13' 2" x 7' 10") Range of base and wall units with integrated appliances and wide opening to:
LIVING/DINING SPACE
4.01m x 6.71m (13' 2" x 22') Vaulted ceiling with fireplace housing an electric flame effect stove.

BEDROOM 1
4.01m x 5.13m (13' 2" x 16' 10") Double bedroom with walk-in wardrobe and utility cupboard housing electric boiler with space and plumbing for washing machine. Open plan with steps leading down to:

STUDY/DRESSING AREA
3.30m x 1.91m (10' 10" x 6' 3") Versatile space currently used as a study, door leading into en suite bathroom.

BEDROOM 2
3.98m x 3.99m (13' 1" x 13' 1") Double bedroom with en suite shower room.

GARDEN
Separate from the main building, the owner's cottage has its own gated high walled garden with hot tub and paved terrace for ease of maintenance. 2 parking spaces in the car park are reserved for the owners.






Viewing
Please contact us on 01328 710666 if you wish to arrange a viewing appointment for this property, or require further information.

Disclaimer
Whilst these particulars have been prepared in good faith to give a fair description of the property, these do not form any part of any offer or contract nor may they be regarded as statements of representation of fact. 2. Belton Duffey have not carried out a detailed survey, nor tested the services, appliances and specific fittings. All measurements or distances given are approximate only. 3. No person in the employment of Belton Duffey has the authority to make or give representation or warranty in respect of this property. Any interested parties must satisfy themselves by inspection or otherwise as to the correctness of any information given.
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