CONWY - 12 BEDROOM SEAFRONT GUEST HOUSE

Established seafront B & B in North Wales' principal seaside resort of Llandudno

The Grafton Hotel is located on Craig-y-Don Parade in the charming Victorian seaside town of Llandudno. The property is located between the Great Orme and Little Orme, less than 1 mile from Llandudno's pier, in an enviable seafront position. It is within easy reach of Llandudno’s two beaches, its town centre and its local amenities, and a stone's throw from Venue Cymru. Llandudno is served by junction 19 of the A55 North Wales Expressway which links directly to the town via the A470, whilst the A5 provides access to Snowdonia National Park. Llandudno Junction train station serves the town with connections along the North Wales coast and the North West of England.

This Victorian property holds a mid-terrace position and is set over four storeys. It is constructed of local stone with painted elevations under a pitched slate roof and comprises:

TRADE AREAS/LETTING ACCOMMODATION
GROUND FLOOR:
PORCH leading to RECEPTION AREA with check-in desk and BREAKFAST ROOM offset to the left. The breakfast room offers sea views and has covers for 20 guests.

LETTING ACCOMMODATION TO THE GROUND FLOOR:
ROOM 6: a DOUBLE with EN SUITE currently used as a communal residents’ LOUNGE.
ROOM 2: a FAMILY SUITE which features a DOUBLE ROOM with TWIN ROOM offset and a generous sized EN SUITE.
ROOM 3: a DOUBLE ROOM with generous sized EN SUITE.
ROOM 4: currently used as a STOREROOM but is also a DOUBLE featuring EN SUITE.
ROOM 5: currently used as a STOREROOM but is also a DOUBLE with EN SUITE.
COMPACT TRADE KITCHEN.

FIRST FLOOR:
ROOM 7: DOUBLE with EN SUITE.
ROOM 8: TWIN with EN SUITE.
ROOM 9: TWIN with sea views and EN SUITE .
ROOM 10: DOUBLE with large bay window offering sea views and ENSUITE .

SECOND FLOOR:
ROOM 11: FAMILY SUITE which features a large DOUBLE ROOM with TWIN ROOM offset and a generous sized EN SUITE.
ROOM 14: a DOUBLE with sea views and generous sized EN SUITE.
ROOM 15: a DOUBLE with sea views and EN SUITE.
STOREROOM/LINEN ROOM to the communal hallway.
All letting rooms are furnished and decorated to a very high standard and feature tea and coffee making facilities and TVs.

OWNERS ACCOMMODATION
In the lower ground is self-contained, spacious and modern living accommodation, comprising:
Large LOUNGE with private, on street entrance. DINING ROOM offset. DOUBLE BEDROOM with walk-in wardrobe. SHOWER ROOM. KITCHEN with island and fully equipped with kitchen quality appliances. UTILITY ROOM. DOUBLE BEDROOM.

EXTERNAL
To the rear is an enclosed, sheltered GARDEN leading to a sizeable GARAGE/WORKSHOP with separate BOILER ROOM/UTILITY ROOM. To the front of the building is a landscaped GARDEN and TRADE PATIO which provides seating for 8 and offers promenade/sea views. Private parking to the rear of the property to accommodate 4 vehicles.

The Grafton Hotel is a four star guest house that has been operated by our client for the past 8 years. Under their ownership, it has been well maintained and invested in. The business has its own website www.thegraftonhotel.com and is also listed on Booking.com and Tripadvisor where it enjoys occupancy levels in excess of 95% and boasts excellent reviews. Room tariffs vary depending on season but currently up to £160 per night including breakfast. The business sees much repeat trade due to its fantastic location and proximity to Venue Cymru.

Despite the existing business being solid and sustainable, there are a number of easy opportunities to significantly increase sales. The current owners operate only 6 to 8 rooms so there is lots of scope if operating all 12 guest rooms to increase sales. The current owners also only trade for around 5 months a year so there is also lots of potential to increase sales by trading a longer season. The two storage rooms can be redeployed back to guest rooms again boosting sales. Additionally, the large garage / workshop could be developed into a variety of potential uses including a self contained apartment, subject to the relevant planning permissions.

Trade accounts available upon request following a formal viewing.

FREEHOLD £594,950 to include goodwill, fixtures and fittings. 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.

No Premises Licence is held.

All mains services are connected.

Local Authority: Conwy Council, Council Offices, Bangor, LL30 2DU

Rateable Value: as at 01 April 2023 to present: £9,100