Summary - BERWICK HOUSE, 4, ALBERT TERRACE, SALCOMBE ROAD EX10 8PX
7 bed 8 bath End of Terrace
Turn-key coastal guest house with annexe and immediate income potential.
Grade II listed property — statutory restrictions likely on alterations
Seven en-suite letting rooms plus separate annexe and owners’ suite
Recently renovated throughout with modern kitchen and bathrooms
Freehold with approx. 2,552 sq ft on a large plot
Includes business goodwill, fixtures, fittings, equipment and stock
Off-street parking for guests and owners; good kerb appeal
Currently eight-month trading season; scope to extend trading months
EPC exempt; listed status may complicate energy upgrades
Set on a large plot in Sidmouth, Berwick House is a newly renovated Grade II listed end-of-terrace property arranged as a successful guest house with separate annexe. Extending to about 2,552 sq ft, the freehold offers seven en-suite letting rooms plus dedicated owner accommodation across three storeys, off-street parking for guests and owners, and landscaped private courtyard space. The sale includes the business goodwill, fixtures, fittings, equipment and stock at valuation.
The current owners have comprehensively refurbished the property, installing modern kitchens, bathrooms and mains-pressure hot water. Practical upgrades include three-phase electricity, mains gas and BT fibre broadband. Annual revenue for the year ending 05/04/24 was £81,730; the business currently trades on an eight-month calendar with clear scope to increase income by extending trading months or expanding marketing and staffing.
Important practical points: the building’s Grade II listed status restricts alterations and may complicate further refurbishment or change of use. The business runs on a seasonal demand profile centred on Sidmouth’s tourist calendar, and the property is EPC exempt. Prospective buyers should factor listing consent requirements and consider staffing for day-to-day operations if scaling the business.
For an investor or owner-operator seeking an established, turn-key coastal guest house in a very affluent area, Berwick House offers immediate income and lifestyle upside. Its prominent location, strong kerb appeal, and recent upgrades reduce short-term capital spend while preserving potential for greater returns with extended trading and careful, consented improvements.
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