5 Bed Other  For Sale  Rhos  Llandysul  Carmarthenshire  SA44  - £350,000

For Sale
TENURE: Freehold
CONTACT DETAILS: 
Reference: Quote Houseladder - 8356126

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REF: C/2059/SM Stock on Valuation

*** An exceptional public house in picturesque location *** Quality fit out with bar, banquet hall, games room, restaurant, B&B and 2 bed flat *** 3 letting rooms *** Within the Rhos Local Development Plan ***

The subject property occupies a fantastic and highly visible trading position in the picturesque village of Rhos, which lies on the busy main A484 to Llandysul and Carmarthen in a delightful rural area of Carmarthenshire with a high volume of year-round tourist activity.


THE PROPERTY
This old established, family-run Country Inn has become an important focal point of the local, close-knit community in the course of very many years' successful trading by providing all the spacious and superbly fitted traditional freehouse licensed bar and games facilities associated with an establishment of this kind and is a popular venue both for regular live televised sporting events and for all manner of private parties accommodated in the property's charming and versatile fifty-cover function room.

A well established and historic country inn has been a very successful traditional freehouse for many years, The property provides a great trading opportunity for anyone that wants to be a part of a close local community on a busy tourist route between the rural countryside and the welsh heritage coastline. The property benefits form a licensed bar and games facilities and is a popular venue both for regular live televised sporting events and for all manner of private parties accommodated in the property's charming and versatile fifty-cover function room.

"The Lamb of Rhos" is also widely renowned for its full and varied menu of classic pub meals, snacks and traditional, hearty roast Sunday lunches prepared in the fully equipped five-star hygiene rated commercial catering kitchens and attractively furnished dedicated dining area which may accommodate up to twenty-four covers in style and comfort, with additional general bar and external covers also available.

The Inn additionally provides a high standard of bed, breakfast and optional evening meal accommodation in its three delightful en-suite guest rooms. Additionally there are three unfinished rooms with potential to increase the scope and scale of the bed and breakfast part of the business.

The business would also benefit by adopting a more vigorous marketing policy of its excellent existing facilities and services, both through its own informative dedicated website and to further development of its social media presence, in order to improve upon the already very respectable levels of turnover it is achieving in the hands of the current family proprietors, with the aid of just two part-time staff.

Alternatively, this versatile proposition would most certainly appeal to some major regional or, indeed national operator in any number of retail or allied commercial sectors looking to considerably augment their existing operations by the acquisition of a superbly located and fully licensed additional site with a high volume of year-round passing trade.

GENERAL DESCRIPTION
TWO-STOREY freehold detached landmark character premises date back to the late Victorian period and have been sympathetically converted, modernised and extended over the years whilst retaining many attractive original features, including a wealth of exposed timber and stonework, solid timber and quarry-tiled floors and wood-burning stoves.

THE BAR AND PUBLIC HOUSE
The premises provide outstanding and superbly fitted internal business accommodation with Wi-Fi internet access throughout which, to the GROUND FLOOR, briefly comprises an inviting public vestibule entrance with disabled access into a range of interconnecting, split-level lounge and public bar areas with mix of dining areas, large wall-mounted satellite TV screens for live televised sporting events, gaming machine and a large, fully fitted, timber-and-brick-built free-of-tie licensed servery with full range of optics, draught pumps, chilled bottle display cabinets, bottle and glass display and storage shelving and computerised till/food ordering point with full EPOS system.

GAMES ROOM AND BANQUET HALL
Additionally the property provides fully equipped games room with pool table and dartboard and a charming and versatile 50-cover dedicated banquet hall / function room, together with a delightful dedicated 24-cover restaurant served by spacious, fully fitted and extensively equipped interconnecting commercial and preparation kitchen areas with extraction system, tiled flooring, stainless-steel clad walls for easy cleaning and a large walk-in refrigerator storage unit.

COMMERCIAL KITCHEN
The main kitchen areas house ample stainless-steel work surfaces, storage units, a fully fitted and equipped washing-up kitchen area with 2 x fitted sink units and dishwasher and a full range of well maintained, industry standard catering appliances including 6 burner oven and hob, eye-level "Salamander" grill, "Lincat" hotplate, double and single deep-fat-fryers, 2-deck commercial pizza oven, separate gas, electric convection and microwave ovens and various refrigerator/freezer storage units etc., all of which we understand is to be included in the sale price and further details of which will be made available upon request to any genuine interested parties.

SERVICE SPACES
The ground-floor premises naturally also incorporate all the usual separate male and female washroom/WC facilities for customers, with further ancillary accommodation consisting of a fully fitted and equipped ground-level trade beer cellar/bottle store with refrigerated barrel storeroom and separate access for deliveries.

1ST FLOOR BED AND BREAKFAST
Room 1 - 22' 3" x 14' 2" (6.78m x 4.32m)
A spacious family-sized room with king-siz bed, 2 x single sofa beds and fully fitted private en-suite bathroom/WC with feature freestanding bath and separate shower cubicle.

Room 2 - 13' 6" x 12' 2" (4.11m x 3.71m)
A double-room with fully fitted private en-suite shower room/WC.

Room 3 - 12' 2" x 19' 2" (3.71m x 5.84m)
A large double-room with fully fitted private en-suite bathroom/WC with feature corner bath and separate shower cubicle.

All the guest rooms additionally benefit from TV, Wi-Fi internet access and the usual complimentary hospitality facilities
.
* It should be noted that the first-floor premises also feature 3 x further currently unused rooms which require refurbishment, but which have excellent potential for conversion to additional private or letting accommodation.

Self Contained 2 bedroom Flat
Accessed by means of its own separate self-contained entrance and staircase from ground-floor level, to the first floor this wonderful lifestyle opportunity also provides an equally high standard of attractively presented and appointed accommodation in a smart and versatile apartment ideal for private or staff purposes, which consists of a good-sized lounge and a domestic kitchen, together with 2 x double bedrooms and a fully fitted bathroom/WC.
The property also enjoys the benefit of double glazing and oil-fired central heating, with LPG employed for cooking purposes, in addition to the added safety and security benefits of full fire and intruder alarm systems.

Externally:
Occupying a fantastic and highly visible trading position on a busy year-round tourist route in a delightful rural area of Carmarthenshire, to the exterior the premises are well signed and attractively presented and are situated in generous surrounding grounds with excellent vehicle access directly off the main A484.
The grounds currently feature a substantial private patrons' car park which may comfortably accommodate up to 30 vehicles, in addition to extensive, well maintained and furnished patio and lawned public beer gardens providing numerous additional external dining covers in good weather.

POTENTIAL ALTERNATIVE USE
The property is located on a large site which is within the Local Development Limits of Carmarthenshire County Council for the settlement of Rhos, Carmarhenshire. The plan can be inspected on the following link:-

http://www.cartogold.co.uk/CarmarthenshireLDP/Carmarthenshire.htm

Please note that all development and redevelopment of the site will be subject to all necessary consents being granted by the local authority Carmarthenshire County Council.

OPERATING COSTS
Business Rates: Currently 100% relief
Council Tax: �1,073.76 per annum (Band B)

FIXTURES AND FITTINGS
The property is fully fitted to a high industry standard and specification. All valuable inventory, fixtures and fittings are to be included in the sale.

TRADING HOURS AND LICENCE
We are advised the property is currently licenced to operate from 10am to 1pm Monday to Sunday.

FINANCIAL INFORMATION
For more information on the financial position of the property please contact the Morgan and Davies the selling agent.

We are advised that the Dry/Wet split is circa Dry 60/40 Wet

TENURE
The interest of the property being sold is Freehold with vacant possession

VIEWINGS
Strictly by appointment only. Please contact Morgan & Davies on 01570423623 to arrange your appointment now.

These are for general guidance only. You are responsible to confirm accuracy by inspection.

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