Woodlands, Combe Martin, Ilfracombe, Devon, EX34 0AR

A substantial and characterful detached Victorian property occupying an enviable coastal position close to the border of Berrynarbor and Combe Martin, just a short walk from Newberry Beach and within easy reach of Combe Martin Bay.

The property offers an impressive amount of flexible accommodation arranged predominantly over four floors and combines extensive guest facilities with private owner's accommodation, generous outside space, parking and attractive sea views.

The property is understood to have first opened as a hotel in 1929 and has been run by the current owner for approximately 6 years.

During this time it has beed thoroughly modernised and predominantly operated on a bed and breakfast basis and has generated a steady income.

The property is now offered for sale as a particularly interesting hospitality and lifestyle opportunity in one of North Devon's best-known coastal locations.

The accommodation is extensive and currently includes 10 en-suite letting rooms, generous reception and guest areas, a commercial kitchen, separate owner's accommodation and an additional suite of rooms on the upper floor which may offer further potential for more independent or self-contained accommodation, subject to any necessary consents.

A number of the guest bedrooms also benefit from private balconies and views towards the sea, while the upper levels provide access to a roof terrace which takes full advantage of the property's elevated position.

On the ground floor, the principal entrance opens into a welcoming reception hall and hotel reception area.

One of the standout rooms is the impressive 31' dining room, a bright and spacious setting featuring three large windows, a Victorian-style fireplace and decorative Tiffany-style lighting.

This is complemented by a substantial bar and lounge area overlooking the swimming pool and gardens, with a feature stone fireplace, open fire, decorative pot-bellied stove and adjoining snug creating a relaxed and sociable guest space.

There is also a separate games room/library, currently arranged with a pool table, together with a dedicated TV lounge benefiting from floor-to-ceiling double-glazed windows which overlook the pool and gardens and provide excellent natural light.

The commercial kitchen is well proportioned and fitted with an extensive range of wall and base units together with a Rangemaster professional cooker, dishwasher, microwave and generous preparation space.

A separate laundry and utility area provides space for washing and drying equipment and also houses the gas-fired boiler, with additional refrigeration, freezer storage, practical storage areas and ground-floor guest WCs.

The first and second floors provide the principal letting accommodation, with 10 guest bedrooms in total, all benefiting from en-suite facilities.

The rooms are predominantly doubles, with a mixture of en-suite shower rooms and bathrooms, built-in wardrobes and several private balconies.

The second-floor landing also provides access to the roof terrace with panoramic sea and countryside views.

The uppermost floor offers a further suite of rooms and adds another level of flexibility to the property.

The current arrangement includes two double bedrooms, one with a private balcony, together with a shower room, separate W.C. and an additional storage area.

Externally, the property is equally impressive. To the side is a private car park providing parking for approximately 8 vehicles, a particularly valuable feature given the property's coastal location.

To the rear is an attractive outdoor swimming pool surrounded by paved terraces, established planting and palm trees, with ample space for sun loungers, tables and chairs.

There is also access to the pool plant and cleaning equipment, along with a useful workshop and sun terrace with outside bar.

The property also benefits from a number of balconies and the roof terrace, with several areas enjoying attractive views towards the sea and surrounding coastline.

Pedestrian access nearby provides a convenient route towards Newberry Beach, while the South West Coast Path is also easily accessible and offers miles of spectacular walking along the North Devon coast.

Overall, this is a substantial and highly flexible property offering an established hospitality use, generous guest and private accommodation, sea views, parking, gardens and an outdoor swimming pool, all within walking distance of the coast.

The existing layout works well for continued hotel or guest accommodation use, while the scale and configuration may also appeal to purchasers considering alternative hospitality, lifestyle or multi-generational uses, subject to any necessary planning or regulatory consents.

All mains services are connected and gas-fired central heating is installed.

The majority of the contents are understood to be included within the sale, together with any confirmed business bookings in place at the point of completion, with further information available to interested parties.

We understand that the current owner is not registered to charge VAT and prospective purchasers should make their own enquiries with HMRC and seek appropriate professional advice where required.

The commercial element of the property is registered for business rates, while the residential element is currently assessed within Council Tax Band A.

The current rateable value from 1 April 2026 is understood to be £14,250, and interested parties are advised to make their own enquiries with the relevant local authority regarding the rates payable and any reliefs that may be available.

From our Webbers office on Ilfracombe High Street, proceed east through the town following signs for Combe Martin.

Continue onto the A399, passing through Hele and following the scenic coastal road past Watermouth.

Remain on the A399 as it continues into Combe Martin, where the property will be found on your left hand side.

GROUND FLOOR   ENTRANCE PORCH   ENTRANCE HALL   With understairs reception desk. BAR LOUNGE   8.08m x 4.14m SNUG   2.57m x 2m With views of the garden.

DINING ROOM   9.65m x 3.7m Max capacity 30 seated. With Victorian fire place and views to the front.

KITCHEN   4.52m x 2.95m With three sinks, laminated work surfaces, 7 hob gas cooker with extractor hood over.

POOL ROOM   3.84m x 3.43m Access to: REAR HALLWAY   Door and steps to rear garden, swimming pool, shed greenhouse and summerhouse.

WINE CELLAR   GUEST LOUNGE   4.47m x 3.56m With picture window with views to the pool and garden.

INNER HALLWAY   LAUNDRY ROOM   FREEZER ROOM   SIDE HALLWAY   Door to pathway and car park. OWNERS PRIVATE BEDROOM   With en-suite shower room WC.

STAIRS TO:   FIRST FLOOR   LANDING   With built in linen cupboard. BEDROOM ONE (DOUBLE)   With door to balcony, built in wardrobe, en-suite shower room WC.

BEDROOM TWO (DOUBLE)   3.35m x 3.28m With door to balcony, built in wardrobe, en-suite shower room WC. BEDROOM THREE (DOUBLE)   With built in wardrobes and en-suite shower room WC.

BEDROOM FOUR/OFFICE   With en-suite shower room WC. BEDROOM FIVE (DOUBLE)   With en-suite bathroom WC BEDROOM SIX (DOUBLE)   With door to balcony with en-suite shower WC.

STAIRS TO:   SECOND FLOOR   LANDING   With linen cupboard. BEDROOM SEVEN (TWIN)   3.78m x 2.74m With views to the rear and en-suite shower room WC.

BEDROOM EIGHT (DOUBLE)   3.15m x 2.74m With views to the front with en-suite shower room WC. BEDROOM NINE (KINGSIZE)   3.48m x 2.77m With views to the front and en-suite bathroom WC.

BEDROOM TEN (KINGSIZE)   3.7m x 2.64m With views to the rear and en-suite shower room WC.

LANDING   Access to roof patio garden with views three aspects of the sea, the countryside and the village.

STAIRS TO:   TOP FLOOR   (This area is ideal as owners accommodation) Currently arranged as: LANDING   SEPARATE CLOAKROOM   BEDROOM ELEVEN (DOUBLE)   5.1m x 2.36m With pedestal wash hand basin, double aspect window with sea and country views and door to small balcony.

BEDROOM TWELVE (KINGSIZE)   5.05m x 2.46m With views to the rear and en-suite shower room.

SEPARATE CLOAKROOM   SPARE BEDROOM/STORE   VAT   We understand that our client has not opted to charge VAT. All interested parties should make their own enquiries of HMRC.

VIEWING   Strictly by appointment through the selling agents.

RATEABLE VALUE   £8,800 UBR, as of April 2019, 50.4p in the £ Our Rateable Value figure has been obtained from the Business Valuation website at the time of the property detail going to print, however, we would advise all applicants make their own enquiries via the Valuation Office or website regarding this figure.

Small Business Rate relief (100%) may apply as the Rateable Value is below £12,000.

COUNCIL TAX BAND   A WEBBERS DO NOT JUST SELL HOUSES   Established over 40 years ago our dedicated specialist Commercial Department deals in the sale and letting of all types of commercial property including Guest Houses, Hotels, Restaurants, Pubs, Holiday Complexes, General Businesses, Post Offices, Retail Businesses of all kinds, Shops, Offices, Investments and Industrial Premises.

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  We recognise that buying a property is a big commitment and, therefore, recommend that you visit the local authority website (contact the branch for details) and the following websites for more helpful information about the property and local area before proceeding.