Beds: 3Bath: 1Sq Ft: 1227
AN IMPRESSIVE AND IMMACULATELY PRESENTED UPMARKET BED & BREAKFAST AND SHOP/CAFÉ AND HOME IN A GRADE TWO LISTED GEORGIAN PROPERTY IN THE SOUGHT AFTER OLD TOWN AREA OF HASTINGS.
INTERNAL VIEWING IS ESSENTIAL TO APPRECIATE THIS SUBSTANTIAL ABODE.
LOCATION: This impressive and immaculately presented Grade II Listed Georgian property is centrally situated within the High Street of Hastings historic Old Town with its various shops and restaurants, as well as being nestled between Hastings East and West Hills, the location is considered very attractive and a sought-after area in which to live and work. With its bohemian atmosphere, close to amenities, local shops, independent boutiques, restaurants and the Jerwood Gallery, it is also just a short stroll to the sea front as well as Hastings Town Centre with its comprehensive shopping and leisure facilities and mainline station connecting to London.
THE PROPERTY: Originally an 18th century coach house, the property is now an established and well respected boutique Bed & Breakfast which provides deceptive accommodation arranged over five floors to include five double guest bedrooms, two private bedrooms as well as a guest lounge, a sitting room, and a conservatory for breakfast, which enjoys views across Hastings East Hill.
There is a full basement including a store room and a utility room (adaptable, subject to the necessary consents). There is also No. 23, a separate and popular coffee bar which consolidates the quality and attention to detail, and this can be continued as it is currently or adapted to suit, if preferred. Previously it was a retail shop.
The property is approached via a fine plastered doorway with the original panelled door opening into an entrance lobby with a door to the shop, dado rail, exposed wood floor and inner door with stained glass panels, which in turn leads to a spacious reception hall with natural wood floor. In our opinion, the property is presented to a high standard of décor.
* GAS CENTRAL HEATING * LARGE CONSERVATORY *
* LARGE RECEPTION HALL * DOUBLE ASPECT KITCHEN *
* SEVEN BEDROOMS * NUMEROUS EN-SUITE FACILITIES *
* EXTENSIVE VIEWS OVER THE OLD TOWN TO THE EAST HILL *
* ATTRACTIVE PERIOD CAST IRON FIREPLACES * COLOURED LEADED WINDOWS *
* RAISED SUN DECK *
The exceptionally spacious accommodation is arranged with approximate room sizes as follows:
ENTRANCE LOBBY: Panelled door with moulded portico, dado rail, stripped wood floor, radiator.
SPACIOUS RECEPTION HALL: door with leaded stained glass panels from the entrance lobby, feature balustraded staircase with recess under, dado and picture rails, stripped wood floor, meter cupboard, two cast iron radiators, door to rear lobby.
LOCK-UP RETAIL SHOP: 15’x 12’2” (4.57m x 3.71m) tiled fireplace, stripped wood floor, cast iron antique radiator, return door to inner hall.
CLOAKROOM: Butler style sink, door to water closet with radiator.
REAR LOBBY: Rear door with superb leaded stained glass panels.
Secondary staircase affording access to all other floors.
BEDROOM 7: 15’8” x 7’10” (4.77m x 2.38m) Triple sash windows to side and back providing an outlook across to the East Hill, radiator, hand basin in vanity unit, shaver point.
LONG LANDING: Accessed via both staircases, in-built larder cupboard. The front landing has a period sash window with internal folding shutters and window seat, 2 radiators in grill casings, dado rail, intermediate coloured glass door with local themed logo and pictorial scenes.
BEDROOM 5: 14’10” x 12’ (4.52m x 3.65m) two sash windows to front with folding shutters and window seating, coloured pictorial tiled fireplace with decorative marble mantelpiece, freestanding bath.
SEPARATE EN-SUITE W.C,: and hand basin, shaver point and extractor, dado and picture rails.
BEDROOM 4: 14’10” x 12’ (4.52m x 3.65m) Twin sash windows to front with shutters and window seats, period fireplace with pictorial tiling and grate plus plate warming cupboard above, picture rail, radiator in grill casing.
EN-SUITE SHOWER ROOM: Shower cubicle, W.C., wash hand basin in vanity unit, wall light incorporating shaver point, radiator, extractor fan.
ELEGANT LOUNGE: 18 x 13’10” (5.48m x 4.21m) the impressive fireplace has a carved wooden mantelpiece and Art Nouveau brass hood, decorative tiling, adjacent cupboard, picture rail, two radiators, moulded cornice, plaster ceiling rose, attractive multiple pane half glazed partition with casement doors to:
CONSERVATORY/DINING ROOM: 19’ x 9` (5.79m x 2.74m) Double glazed windows to two sides, ceramic tiled floor, breakfast bar with cupboards under, two radiators, extractor fan, glazed panels, Old Town views, French doors opening from:
REAR LANDING: Hardwood balustrade with turned wood newel posts and finial globes, coloured leaded light window.
KITCHEN: 15’4” x 7’10” (4.67m x 2.33m) Range of base and wall mounted cabinets, granite effect work surfaces, inset stainless steel sink unit with drainer and further sink unit, dishwasher, fridge and freezer, five ring gas hob, extractor unit, shelving, dual aspect sash windows providing outlook to the East Hill, recessed spotlights.
BEDROOM 6: 13`8” x 6’ (4.16m x 1.83m) Sash window to side, radiator, hand basin in vanity unit, shaver point, bevelled mirror.
EN-SUITE: Hand basin, W.C., radiator, extractor.
LANDING: Linen cupboard, radiator.
BEDROOM 2: 15’10” x 12`2” (4.82m x 3.71m) Sash windows providing a rooftop outlook to West Hill, feature cast iron fireplace with coloured pictorial tiled flanks, picture rail, radiator, deep skirting boards, fitted store cupboard.
EN-SUITE SHOWER ROOM: Shower cubicle, inset wash hand basin in vanity unit, wall light incorporating shaver point, radiator, W.C., picture rail, extractor fan.
BEDROOM 3: 15’10” x 12’2” (4.82m x 3.71m) Sash windows to front providing roof top outlook to West Hill, cast iron period fireplace with pictorial coloured tiles, screened radiator, recessed hanging cupboard with fitted drawer unit, picture rail, ceiling rose, deep skirting boards.
EN-SUITE SHOWER ROOM: Shower cubicle, inset wash hand basin, marble top vanity unit, wall light incorporating shaver point, radiator, W.C., sash window, extractor fan.
BEDROOM 1: 21’2” x 14’4” (6.45m x 4.39m) L-shaped. Large bay window providing 180° views to the East Hill and the sea, screened radiator, cast iron fireplace and grate with coloured pictorial tiles, archway opening to;
EN-SUITE BATHROOM: 9’1” x 8’8” (2.77m x 2.64m) Corner oval bath with tiled surround, shower cubicle, wash hand basin, vanity unit, airing cupboard housing insulated copper cylinder with immersion heater.
EN-SUITE SEPARATE W.C. with hand basin, radiator, extractor fan, coved ceiling, door from bedroom.
FAMILY BATHROOM: panelled bath, wash hand basin, vanity unit, W.C., window, sea glimpse, radiator, coved ceiling, leaded light sunburst unicorn window, door to landing.
TOP FLOOR: Winding stairs from the main landing leading to a half landing where there is access hatch to a capacious storage loft room.
GUEST LOUNGE: 25’ x 10’10” (7.62m x 3.30m) (Approximate maximum dimensions taken at floor level) Sloping eaves, two dormer windows with views to East and West Hills, two radiators, striplights, pine latch door to;
OFFICE STORE: 14’6” x 7’4” (4.42m x 2.22m) (Maximum dimensions taken at floor level) Sloping eaves, roof window, radiator, access to water tanks.
LOWER GROUND FLOOR: Accessed via a concealed staircase from the inner landing. The lower ground floor provides a useful array of service rooms:
BOILER ROOM: 13’6” x 8’ (4.12m x 2.44m) gas fired boiler and large insulated copper hot water cylinder, flint walled alcove, boarded former long casement window.
UTILITY ROOM: 17’ x 7’6” x (5.18m x 2.29m) flagstone floor, stainless steel sink unit, radiator, washing machine, commercial dryer, further appliance space, emergency exit.
STORAGE ROOM: 15’ x 5’ (4.57m x 1.52m) storage cupboard and understairs recess, range of fitted storage cupboards, flagstone floor.
OUTSIDE: To the left hand side of the property is a vehicular driveway access leading to neighbouring properties. Above is an ingenious raised sun deck with hinged ladder access steps.
THE BUSINESS: The Laindons Guest House/Bed & Breakfast is very highly regarded on Tripadvisor and has gained many excellent reviews with lots of repeat customers. We are advised that the current turnover from the 5 letting rooms is circa £95,000 p.a. and that the Coffee Shop, which is a particular passion of one of the owners, generates approximately an additional £35,000 p.a., although it is envisaged that the unit could be used for a retail outlet or perhaps an art gallery or similar, if preferred.
This is seen as an opportunity for a change in lifestyle to run a successful business locally or could be a majestic private home, and early inspection is considered essential to appreciate the size and versatility of the accommodation, and the quality of presentation within a comfortable and spacious period property.
The business/property is only being sold due to the demands of a young growing family and must be seen to be fully appreciated
PRICE …. Offers in the region of £845,000 …. FREEHOLD
To include the Business Goodwill, Fixtures and Fittings
VIEWING BY APPOINTMENT WITH JOHN BRAY & SONS, HASTINGS, 01424 421544
Note: These details are issued on the understanding that all negotiations are conducted through John Bray & Sons. They do not constitute an offer or form part of a contract and whilst they are believed to be correct all statements are made without responsibility on the part of the agents or the vendor. Neither vendor nor agent make or give representation or warranty whatever in relation to this property. Services, Heating and Appliances described have not been tested by the Agent. You may store and use the material for your own personal use. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the company’s express prior written consent. The owners copyright remains on all reproductions of material taken.
3 months ago
3 months ago
4 days ago
The Laindons Boutique B & B, TN34 3EY - High St, Hastings TN34 3EY, UK
The Laindons Boutique B & B, TN34 3EY - High St, Hastings TN34 3EY, UK