Well presented & established sea facing detached guest house

Westbrook Lodge is a well established Guest House located on a prime corner position close to the sea front at Westbrook, Margate. The property currently offers eleven letting rooms, some with sea views with three further bedrooms for owners use. The property also features a welcoming reception bar and breakfast/dining room, off-street parking for up to seven cars, a garage and attractive gardens for residents use. The current tenants are selling the goodwill of the business. The Landlord is prepared to grant a new 14 year lease.
Ground floor

entrance

Entrance via porch with door leading to entrance hall. Fire escape door.
Reception bar

4.65m x 3.59m (15' 3" x 11' 9") With fitted feature bar and seating, double glazed window to side and open to:
Breakfast/dining room

6.92m x 4.25m (22' 8" x 13' 11") With double glazed window to side.

Bedroom (owners accommodation)
3.84m x 3.71m (12' 7" x 12' 2") Window to front.

Bedroom (staff accommodation)
3.95m x 3.74m (13' 0" x 12' 3") window to front.

Bedroom (letting room no.12)
4.26m x 3.27m (14' 0" x 10' 9") with window to rear.

Bedroom (currently used as A store room - no. 11)
4.22m x 2.96m (13' 10" x 9' 9") window to rear.
Bathroom

Spacious bathroom with bath with shower over.

Two separate W.C.'S.
Laundry room

kitchen

6.64m narrowing to 4.73m x 3.80m max (21' 9" narrowing to 15' 6"x 12' 6") measurements include walk-in storage room. Fitted with a range of units including island unit and large stainless steel extractor canopy. Door to:
Lean-to utility area

Housing boiler and with doors leading to front garden and rear courtyard.
First floor

landing

Window to front with sea views

bedroom (letting room no.1)
3.84m x 3.81m (12' 7" x 12' 6") Currently arranged as a triple room. Window to front with sea views.

Bedroom (letting room no. 2)
3.95m x 3.64m (13' 0" x 11' 11") Currently arranged as a triple room. Dual aspect windows with sea views to front.

Separate W.C.

Shower room/W.C.
Fitted with two shower cubicles.

Bedroom (letting room no.10)
3.84m x 3.69m (12' 7" x 12' 1") Currently arranged as a family room. Window to rear.

Bedroom (letting room no. 3)
3.59m x 3.33m (11' 9" x 10' 11") Currently arranged as a double room.
Laundry room & utility cupboard


Shower room/W.C.

Bedroom (letting room no. 4)
3.48m x 3.27m (11' 5" x 10' 9") Currently arranged as a double room.

Bedroom (letting room no. 5)
3.42m x 3.29m (11' 3" x 10' 10") Currently arranged as a double room.

Bedroom (letting room no. 6)
4.27m x 3.28m (14' 0" x 10' 9") Currently arranged as a triple room.

Bedroom (letting room no. 7)
3.35m x 2.46m (11' 0" x 8' 1") Currently arranged as a single bedroom.

Bedroom (letting room no.8)
4.26m x 3.04m (14' 0" x 10' 0") Currently arranged as a triple room.

Bedroom (letting room no. 9)
3.25m x 3.25m (10' 8" x 10' 8")
Exterior

garden and grounds

To the front and side of the property is an attractive garden area suitable for seating which is laid to lawn and a large patio area. To the rear is an inner courtyard area, garage and off-street parking for up to seven cars.
Lease premium

The vendors are seeking a lease premium of £75,000 for the goodwill of the business.
Fixtures and fittings

We are advised by the Landlord that the fixtures and fitting relating to the business will remain in the Landlord's ownership.
Lease & rent

The Landlord is prepared to grant a new 14 year full repairing and insuring lease with the following terms.
Starting rent of £48,000 per annum.
First full years rent of £48,000 to be paid in advance or monthly at the rate £4,166.67 (totalling £50,000).
Rent to be increased at the rate of 9% every 3 years for the balance of the lease.
Legal costs

The ingoing tenant to pay the Landlords reasonable legal fees for setting up the new lease to be capped at £1,950 plus VAT. The ingoing tenant will also be responsible for their own legal costs in respect of the purchase of the business from the current tenant and for acquiring the new lease.

EPC rating : B - 46