7 Bedroom Commercial  For Sale £317,995

Well located and very well maintained, family run guest house

FIVE letting rooms (four with en-suite facilities) + separate shower room & wc to first floor

Reception hall & large guest dining room + owners accommodation downstairs

Owners apartment incl Lounge/diner, modern fitted kitchen, breakfast room, store room, 2 bedrooms & study/office

Frontage with FOUR parking spaces

Good sized, well maintained back gardens with patio, lawn, summerhouse & workshop

All within easy walking distance of the beach, sea front, town centre entertainments & shops + North Shore golf course

Can be sold as a going concern - ready to go with all equipment, fixtures and fittings available

No upward chain to worry about - available for a quick sale if required

PART EXCHANGE CONSIDERED for a smaller property either locally or elsewhere in the UK

EPC Rating C

Council Tax Band A


A well positioned guest house, just off the town centre yet a 5 minute walk from the sandy beaches and sea front of this very popular seaside town. The guest house offers prospective new owners an opportunity to run their own lifestyle business with integral OWNERS ACCOMMODATION within the building as well as FIVE separate guest rooms - four with ensuite facilities with an additional shower room & wc. The owners accommodation incl Lounge/diner, kitchen, breakfast room, hallway two bedrooms, bathroom, store room and office/study. Outside there are several parking spaces at the front. The rear gardens are larger than you might expect with a patio area, lawned garden summerhouse & workshop/store. The building benefits from gas central heating and double glazing. The property has undergone improvements and upgrades and has provided the current owners with many happy and successful years and are only selling due to retirement. The agents are also advised that all current regulations are fully up to date, making it an 'up & running, ready to go' opportunity. It may also be possible to convert the property into a very spacious home, ideal for a large or extended family (subject to all relevant change of use planning permissions). Viewings are available - by appointment only.

Entrance Hall Having UPVC double glazed entrance door, laminate effect flooring, radiator, electrics cupboard, smoke alarm, ceiling light point, built-in cupboard under stairs with plumbing for washing machine and light, (fire) door leads to the guest dining room with separate door leading to owners private apartment (kitchen) and stairs lead to the first floor.  

Guest Dining Room 5.31m x 3.81m (17'5" x 12'6")
Having a decorative ornamental fireplace and hearth incorporating a living flame open gas fire with fire surround and mantle, laminate flooring, coving to ceiling, smoke alarm, wall light points and ceiling light point, obscure glazed lockable doors connect to the owners lounge enabling this area to be connected or to remain private as required.

Owners accommodation/ground floor apartment A lockable door from the main entrance hall leads into the kitchen of the owners accommodation.  

Lounge/Diner 5.94m x 2.67m ext to 3.81 (19'6" x 8'9") ext to 12'6
Having two radiators, wall light points, ceiling light point and obscure glazed lockable connecting doors to the guests dining room.

Kitchen 3.78m x 2.46m (12'5" x 8'1")
Having one and a half bowl sink and drainer stainless steel sink unit and mixer tap set in work surfaces extending to provide a range of fitted base cupboards under together with matching range of wall mounted storage cupboards over, space and plumbing for dishwasher, space for cooker with gas point and extractor hood over, further fitted work surfaces with drawers under and cupboards over, space for fridge, smoke alarm/heat detector and ceiling light point. Open plan through to

Breakfast Room 3.17m x 2.90m (10'5" x 9'6")
The breakfast room forms an extension to the kitchen to provide a sitting/dining or relaxing area with further storage/kitchen units offering additional base cupboards and drawers and worktops with wall mounted cupboards over and glass display cabinets, radiator, coving to ceiling and ceiling light point a UPVC double glazed door leads to the side/garden and a further doorway leads through to the inner hall.

Inner Hall Having a range of useful built-in storage cupboards with shelving ideal for linen etc with a ceiling light and providing access to the bathroom, store room and both bedrooms.  

Store Room 2.67m x 1.96m (8'9" x 6'5")
Having fitted shelving and being ideal for storing numerous commercial fridge/freezers as well as providing housing space for all of the equipment necessary to run the guest house.

Bathroom 2.13m x 1.88m (7' x 6'2")
Being tiled, with a three-piece white suite comprising panelled bath set in tiled splash around with mains mixer shower over, pedestal wash basin, close coupled WC, chrome ladder style towel rail, cushioned vinyl floor covering and ceiling spotlights.

Bedroom One (rear) 2.95m x 3.38m (9'8" x 11'1")
Having a radiator, fitted display and bookshelves to recess, ceiling light point and UPVC double glazed door provides direct access to the rear garden.

Bedroom Two (rear) 2.95m x 2.54m (9'8" x 8'4")
Having radiator, display recess with shelving, coving to ceiling and ceiling light point. Doorway/access leads through to:

Study/Office/Storage 2.95m x 2.90m (9'8" x 9'6")
Currently used as an office and for additional storage space.

Stairs and first-floor landing With ceiling light and providing access to all first floor rooms.  

Guest Room One 4.11m x 2.97m (13'6" x 9'9")
(Family Room) Having a radiator, smoke alarm and ceiling light point.

Ensuite Shower Room Having a three-piece white suite comprising tiled shower cubicle with electric shower therein, hand basin with tiled splashbacks, close coupled WC, electric shaver point with light, extractor fan and ceiling light.  

Guest Room Two 3.25m x 2.64m (10'8" x 8'8")
(Twin Room). Having a radiator, smoke alarm and ceiling light point.

Ensuite Cloakroom/WC Having a hand basin set in vanity unit with toiletry cupboard under and tiled splashbacks, close coupled WC, electric shaver point, extractor fan and ceiling spotlights.  

Guest Room Three 3.00m x 2.51m (9'10" x 8'3")
Having a wall mounted hand basin with tiled splashbacks, radiator, electric shaver point, smoke alarm and ceiling light point. Please note this bedroom does not have its own ensuite facilities but is closely located to the shower room and separate WC on the landing.

Separate Shower Room 2.49m x 1.45m (8'2" x 4'9")
Accessed from the first floor landing and having a three-piece white suite comprising tiled shower cubicle with electric shower therein, pedestal wash basin with tiled splashbacks, close coupled WC, ladder style towel rail, bathroom cabinet and ceiling spotlights.

Separate WC Accessed from the first floor landing and being half tiled with a low level WC and ceiling light point.  

Stairs to 2nd floor landing Having a ceiling light point and providing access to Guest rooms four and five.  

Guest Room Four 2.84m x 3.23m ext to 3.68 (9'4" x 10'7") ext to 12'1
(Double Room) Having a wall mounted wash basin with tiled splash backs and cupboards under, electric shaver point with light, radiator, smoke alarm and ceiling light point, access to roof space, corner recessed shower cubicle with mixer shower therein, door to separate WC, housing the close coupled WC with extractor fan and light.

Guest Room Five 4.88m x 4.47m (16' x 14'8") max into recesses
Currently used as a family room if required, - set up with a double and single beds & having a radiator, smoke alarm, ceiling spotlights and access to roof space, built in airing cupboard housing the insulated hot water cylinder.

Ensuite Shower Room 1.83m x 1.73m (6' x 5'8")
Having a tiled shower cubicle with electric shower therein, hand basin set in vanity unit with toiletry cupboards under and tiled splash backs, close coupled WC, electric shaver point and light, cushion vinyl floor covering and wall light point.

Front The frontage to the property laid to tarmac and currently offers for parking spaces. A lockable gated side access leads to the rear.  

Rear The rear gardens are larger than may be expected and are initially laid to a large paved patio/seating area which in turn leads to both a further decked seating area and an area of low maintenance lawned garden with shrub border containing various plant shrubs and bushes. To the rear of the garden is a raised gravelled area ideal for plant pots and tubs.



Additional Notes:- PART EXCHANGE CONSIDERED for a smaller property.

Currently the main building is listed as a commercial category for rates and falls within the small business rates relief scheme therefore no commercial rates are due.

The owners accommodation is listed for residential council tax as BAND A


EPC for Hoylake Drive, Skegness, Lincolnshire, PE25

blank Current Potential


Property Images

owners dining area
owners kitchen
owners lounge
main guest reception
Guest room one
Room 1 en-suite
Guest Room Two
Rear Garden
Guest Room Two
Room 2 en-suite wc
Shower room 1st floor
Guest Room Four
Guest Room Four
Guest Room Five
Guest Room Five
Guest Room Five
Room 5 en-suite
Rear Garden Summer Photo
owners lounge
owners breakfast room
owners breakfast room
Photo 5
owners bathroom
owners bedroom one
owners store room/study
main guest reception
main guest reception

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Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquires to ensure that our descriptions are likely to match any expectations you may have of the property. We have not tested any services, systems or appliances at this property. We strongly recommend that all the information we provide be verified by you on inspection, and by your Surveyor and Conveyancer.


Refundable Holding depositCapped at 1 weeks rent
Security DepositCapped at 5 weeks rent for annual rental under £50,000, or 6 weeks rent for annual rental over £50,000
RentThe agreed monthly rent
Changes to tenancyCapped at £50 inc VAT
Early termination chargeNot exceeding the landlord’s financial losses
Late payment of rentInterest of 3% above BoE base rate for each day the rent is late, once it is 14 days overdue
Replacement keysReasonable costs or give the tenant the option to purchase themselves
Utilities, council tax, communication services, TV Licence etcTenants own responsibility unless otherwise stated in contract
Client Money Protection Scheme Membership detailsThe law requires your membership details
Property Redress Scheme Membership detailsThe law requires your membership details