6 5

Under Offer
Skipton, North Yorkshire
Guide Price £700,000

Key Features

  • Well Established B & B In A Dales Village Location
  • Spacious Charming Family Home With Separate Entrance Guest Accommodation
  • Stunning Views
  • 3 Family Bedrooms
  • House and En-suite Bathroom
  • Kitchen/Breakfast Room
  • 3 En-suite Guest Bedrooms
  • Sitting Room, Snug, Office,Guest Lounge
  • Large Walled South/West Facing Garden Terraced Patio Area
  • Excellent Family Home and Business Opportunity

Description

Guide Price £700,000 to £750,000.

Park Bottom is an immaculate family home with Bed and Breakfast accommodation situated in Litton village, Upper Wharfedale in the Yorkshire Dales National Park.

Litton is just 12 miles from the ever popular dales market town of Settle & 19 miles from Skipton, and is renowned for being the backdrop to many well known series such as Emmerdale Farm and All Creatures Great and Small. There is a thriving pub just 100m away. The valley from Upper to Lower Wharfedale takes in some of the most prettiest and most popular Dales villages.

The property offers a family home with a good range of reception rooms including a spacious living room with picture windows with exceptional views. There is a large Kitchen/Breakfast room on two levels which gives space for the guest breakfast area. The office area could be an extra bedroom and upstairs has 3 bedrooms, 1 en-suite and a family bathroom. The guest accommodation is accessed from a separate door which has 2 en-suite bedrooms on the ground floor and a large family room on the first floor with an adjoining bathroom. There is also a guest lounge which has access out to the patio area.

Outside there is a well established garden with mature trees and shrubs. There is lawn to the back and side and further access to a parking area and there is a large patio area for both guests and owners. The front has gravel parking for 3 cars and a garden with well maintained shrubs.

Park Bottom is a successfully run B & B business deliberating trading just under the VAT threshold by limited opening, surrounded by the beautiful countryside of Wharfedale, with direct access to the Pennine Way and Yorkshires 3 Peaks and many other walks.

Room Details

GROUND FLOOR

ENTRANCE HALL

Large open area. Wood flooring. Turned wooden staircase with carpeted steps. Painted ceiling. Radiator. Wood panelled wall. Door to WC.

SITTING ROOM 5.97m x 4.27m (19'7" x 14'0")

Large seating area. Wood flooring. Wood burning stove with wood surround. High painted ceilings. Radiators. Large windows looking out onto back garden. Door to breakfast room. Through to snug.

SNUG 4.11m x 2.60m (13'6" x 8'6")

Adjoining the sitting room. Wood flooring. High painted ceiling. Radiator. Patio doors to back south facing garden with stunning views.

DINING ROOM 6.78m x 3.73m (22'3" x 12'3")

Large split level dining room. Wood flooring. High painted ceilings with wood beams. Exposed stone walls. Range of kitchen base units. Radiator. Patio doors leading onto south facing garden. 3 windows to front with amazing hillside views.

KITCHEN 2.80m x 2.29m (9'2" x 7'6")

Wood flooring. High painted ceilings with exposed wood beams. Eye level cooker and microwave. Large induction hob. Double sink. Extensive range of base and wall units. Spotlights. Splashback. Quartz worktop. Integrated fridge and dishwasher. Window to front. Kitchen could easily be extended further into the dining room.

STUDY 4.20m x 2.74m (13'9" x 9')

Lino tile effect flooring. Feature exposed stone walls. Painted ceiling. Radiator. Large windows to front. Inner porch and outside door. This is a multi use room which could be an extra occasional bedroom.

GUEST ENTRANCE HALL

Fitted carpet. Painted ceiling. Radiator. Cleaning cupboard.

GUEST BEDROOM 3 3.43m x 2.74m (11'3" x 9')

Front double. Fitted carpet. Painted ceiling. Radiator. Windows to front and side. En-suite with shower. WC. Hand wash basin. Heated towel rail. Tiled.

GUEST BEDROOM 2 3.50m x 2.97m (11'6" x 9'9")

Rear twin/double. Fitted carpet. Painted ceiling. Radiator. Patio doors to garden. En-suite with bath and shower. Heated towel rail. WC. Hand wash basin. Tiled.

GUEST LOUNGE 3.28m x 2.60m (10'9" x 8'6")

Fitted carpet. Painted ceiling. Radiator. Patio doors to rear garden.

FIRST FLOOR

LANDING

Fitted carpet. Painted ceiling. Wooden bannister. Windows to front.

GUEST BEDROOM 1 4.50m x 4.42m (14'9" x 14'6")

Large rear double/twin with en suite bathroom. Turned staircase. Fitted carpet. Painted sloped ceiling. Exposed wood beams. Velux window. Window to side. En suite with wood flooring. Free standing bath. Heated towel rail. Hand wash basin. WC. Partially tiled. Storage cupboards. Velux window. ------------------------------------------------------- Separate staircase to owners rooms -----------------------------------------

BEDROOM 1 4.27m x 3.73m (14'0" x 12'3")

Large double. Fitted carpet. Painted sloped ceiling. Floor to ceiling fitted wardrobes and bedside tables. Radiators. 2 Velux windows. Stunning views.

BEDROOOM 2 3.58m x 2.60m (11'9" x 8'6")

Rear double. Fitted carpet. Painted sloped ceiling. En-suite shower room. Lino flooring. WC. Hand wash basin. Partially tiled. Heated towel rail. Velux window.

BEDROOM 3 2.67m x 2.13m (8'9" x 7')

Front single. Fitted carpet. Painted ceiling. Radiator. Above door storage. Windows to front and side. This could also be an study or work from home office.

BATHROOM

Wood flooring. Partially tiled. Bath with electric shower. WC. Hand wash basin. Heated towel rail. Window to front with spectacular views.

OUTSIDE

REAR

Large lawned area with well established trees and shrubs. Access for parking for 1 car. Access to Septic tank. Large patio area for both guests and owners.

SIDE

Feature wishing well. 5ft carved wooden owl and smaller carved toadstools. Large lawned area. Well established tress and shrubs.

FRONT

Gravel parking for 3 cars. Well established shrubs and trees.

OUTBUILDINGS

Large building housing the biomass boiler. Space for drying clothes and plumbing for washing machine. Radiators. Windows to front. Shed housing the equipment for the bore hole that supplies the water for the property. Shed for owners use.

AGENTS NOTE

Services - Mains Electric. Borehole water supply (tested). Septic tank. Boundless wireless broadband (Good 50Mbps) Biomass heating that receives an RHI payment £3.5K per year until 2035.Business - The business currently trades successfully but is deliberately limited by owners doing 650-700 bed nights, closing for most of the winter. It has achieved around 1200 bed nights, and rates are currently £75-£80 per room but this could be increased. Turnover is around £50,000. There are already 500 bed nights of forward bookings. There is also scope to increase income with evening meals, tea room or other sales. Please look at the current owners website which is www.parkbottom.co.uk.

EPC

EPCThe process of producing the EPC for Park Bottom has caused an anomaly with the rating. Because the Okofen biomass boiler installed in 2015 is not listed on the appropriate government website the default setting of poor has been deemed to be the only available option. This incorrectly causes the whole rating to be significantly lower than it is. The manufacturers specifications shows the biomass boiler to be 93% efficient which makes the property rating to be much better than on the Energy Performance Certificate.The vendor will be happy to clarify any points with regards to the EPC during any viewings or email hello@parkbottom.co.uk

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