Summary - Porth Kober, Boskerris Road, Carbis Bay, ST. IVES TR26 2NG
12 bed 12 bath Detached
12-bed freehold with planning for residential conversion and strong income uplift potential.
Almost 5,000 sqft freehold with panoramic sea views
Set on an elevated plot in Carbis Bay, this substantial 12-bedroom, 12-bathroom freehold occupies almost 5,000 sqft and delivers spectacular sea views towards Godrevy. The property currently trades successfully as a seasonal hotel (open four months a year) with owners’ accommodation, commercial kitchen, lounge/bar and terraces — a ready-made lifestyle business with clear scope to increase trading months and income.
Planning approval has been granted for change of use to residential (Class H2) with a condition that any converted home must be a primary residence (not a second home or holiday let). That consent, together with the size, layout and annexe potential, makes the building well suited to either a grand single-family home with separate living quarters or a conversion into multiple residential units, subject to any further consents.
Practical strengths include gas central heating, double glazing, garage, ample driveway parking and an EPC rating of C. The location is a major draw — just a short walk to Carbis Bay beach and close to St Ives amenities, attracting high-end visitors and strong seasonal demand.
Buyers should note material constraints: the business has been operated seasonally and currently sits below the VAT threshold, so year-round trading would require operational changes. The H2 planning condition restricts future residential use to primary occupation only. Broadband is FTTC/FTTC-capable but local reported speeds are slower than urban standards, and the large property will require ongoing maintenance and servicing associated with its age and hotel use.
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