St. Andrews Road, Paignton

SUMMARY
Connells are delighted to present to the market this rare and exciting opportunity - a substantial 14-bedroom guest house, ideally located near the picturesque Roundham Harbour. Whether you are dreaming of running your own guest house, investing in a high-potential property. Contact us today.....


DESCRIPTION
Connells are delighted to present to the market this rare and exciting opportunity - a substantial 14-bedroom guest house, ideally located near the picturesque Roundham Harbour with seaviews. This impressive three-storey property is not only a fully operational business but also offers outstanding potential for redevelopment, subject to the necessary planning permissions. Whether you're an investor seeking a high-yield project or an entrepreneur ready to step into the hospitality industry, this is a property that promises both immediate value and long-term vision. Don't miss your chance to secure a unique and flexible property in one of the most sought-after areas in the region. Whether you are dreaming of running your own guest house, investing in a high-potential property, or seeking a seaside residence with income possibilities, this offering ticks all the boxes.Furthermore, the property is situated within easy walking distance of local shops, cafes, and restaurants, while excellent public transport links make it easily accessible for visitors and residents alike. The nearby beaches and coastal walks are a consistent draw for tourists, reinforcing the location's value as a hospitality hub.

Contact Connells today to arrange a viewing and take the first step toward your next successful venture.

Auctioneer's Comments 
This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited. This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey).

The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6600.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded.

The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of no more than £349 inc. VAT towards the preparation cost of the pack. Please confirm exact costs with the auctioneer.

The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.

Location 
Set just a short distance from the heart of the scenic harbour and coastal attractions, this property is superbly positioned to attract year-round visitors and tenants alike. Its prime location makes it particularly appealing to those seeking a business base with excellent footfall and exposure. The vibrant surrounding area, coupled with the peaceful charm of the harbour, sets the perfect backdrop for a successful guest house, serviced accommodation, or even residential conversion. Close to all amenities and coast path that leads to Goodrington sands.

Accomodation 
The property boasts 12 letting rooms with oweners accomodation, many of which include en-suite facilities, catering perfectly to the needs of short-term stays, group bookings, or long-term tenants. The bedrooms are spacious and well-proportioned, offering Doubles and family room for comfort, flexibility, and ample natural light. Each room has been thoughtfully maintained, providing a welcoming space for guests and offering a blank canvas for any future refurbishment or redesign.

In addition to its vast accommodation, the property features four well-equipped reception rooms, each currently tailored to support the daily operations of this guest house. These versatile spaces include a breakfast room, communal lounge, dining area, and separate offices, allowing a new owner to operate a smooth and professional service. These rooms could also be adapted into additional living areas or transformed to suit a variety of residential needs, depending on the buyer's vision.

The commercial-grade kitchens serve as the heart of the guest house, designed for both functionality and efficiency. With the correct layout, fittings, and access points already in place, any new or expanding business will benefit from a head start. Alternatively, these spaces can be repurposed to suit multiple occupancy living, co-living arrangements, or the property be converted into flats or Houses in Multiple Occupation (HMOs).

One of the standout features of this property is its dedicated private owners' accommodation. Spread across the building's three stories, this self-contained space provides the perfect live-in opportunity for proprietors who wish to reside on-site while running their business. The private quarters are generous in size, offering a more secluded lifestyle away from guest areas, with their own living, sleeping, and dining spaces. This makes it not only a strong business investment but a very comfortable home for the future owner.

Outside 
Outside, the property continues to impress with ample parking facilities, an increasingly rare benefit in such a desirable location. This added convenience will be appreciated by guests, staff, residents, or potential tenants and significantly enhances the appeal of the property. Whether the building remains as a guest house or transitions into residential use, the provision of on-site parking is a clear and practical advantage.

Room Measurements Ground 
Front Lounge - 5.76m x 4.56m
Bar Lounge - 3.93m x 5.27m
Bar - 3.28m x 3.90m
Dining room- 9.17m x 3.35m
Kitchen- 2.07m x 7.68m
Utility- 2.24m x 3.95m
Bed Private Accomodation- 2.59 m x 3.99m
Bed 1- 3.66m x 2.77m Plus ensuite
Bed 2- 3.65m x 3.01m Plus ensuite
Bed Private Accomodation- 3.68m x 2.95m
Bed 11- 4.43m x 3.45m Plus ensuite
Bed 12- 4.25m x 3.67 Plus ensuite
Main Bathroom

Room Measurements First Floor 
Bed 7 - 4..73m x 4.15m Plus ensuite Double
Bed 3 - 3.45m x 3.87m Plus ensuite Double
Bed 4 - 2.01m x 5.17m Plus ensuite Double
Bed 5 - 6.22m x 2.72m Plus ensuite Family
Bed 6 - 3.64m x 3.32m Plus ensuite Kingsize

Room Measurements Second Floor 
Bed 8- 3.98m x 2.24m Plus ensuite
Bed 9- 6.30m x 2.48m Plus ensuite Family room
Bed 10- 5.80m x 2.61m Plus ensuite



1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2: These particulars do not constitute part or all of an offer or contract.
3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4: Potential buyers are advised to recheck the measurements before committing to any expense.
5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.
6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.