Guide price

Bedrooms: 12
A rare and exciting opportunity to acquire a highly charming, detached 10 bedroom guest house with self-contained 2 bedroom owners accommodation, located moments from Gyllyngvase Beach in the bustling town of Falmouth. The property is arranged over ground and 2 upper floors, boasts views of Falmouth Bay from various rooms, and occupies a circa 0.2 acre plot. The Westcott provides an excellent business opportunity with the potential to be converted to a private house or another alternative use (subject to the necessary planning consents).


Comprising a very charming, detached 3-storey property and occupying an elevated position approximately halfway up Gyllyngvase Hill, The Westcott provides light, well-proportioned and very tasteful 10 bedroom guest accommodation, with off-road parking at the front for approximately 8 cars.

Every bedroom is en-suite, charming and unique in its own way. They are all painted in pale coastal colours to reflect The Westcott s seaside location, with most rooms benefiting from sea views or sea glimpses.


The Westcott is prominently positioned approximately halfway up Gyllyngvase Hill, which links Cliff Road and Melvill Road, just a couple of minutes walk from Gyllyngvase Beach and the delightful seafront; the town centre is an approximate 10 minute walk away. Although parking is provided, Falmouth Town Station is an approximate 5 minute walk away, providing regular train services to and from Truro (journey time circa 5 minutes). There are direct and regular trains to and from London Paddington via Truro Station (journey time circa 4.5 hours). For those travelling by plane, Newquay Airport is about 30 miles away (circa 45 minute car journey). The immediate area surrounding The Wescott is highly desirable indeed, both from a residential and commercial perspective, with St Michaels Hotel and the new Liner building at hand. Properties that become available within this micro location witness huge demand.


The main entrance on the northern elevation leads into a wonderfully light and airy entrance hall, with an oak staircase rising from ground to second floor level. The ground floor consists of a large reception room, currently used as a sitting room for guests, with a large bay window and feature fireplace. Also on the ground floor is a dual aspect breakfast room, currently laid out to cater for c. 20 covers, with views over Gyllyngvase Beach and out towards the mouth of the Helford River. Either of these rooms could be converted into additional bedrooms or, perhaps, giventhe door linking the two rooms, could be utilised as a large bar/restaurant, to offer an additional revenue stream (subject to obtaining a license). The fully equipped kitchen is accessed through a private door off the ground floor hallway and benefits from various appliances and a working stainless steel extraction system. Deliveries can be taken via a side door on the northern elevation which leads directly into the kitchen, avoiding disruption to guests.


The first floor comprises of 6 bedrooms (5 doubles and 1 twin), a store room which is used for laundry, and a boiler room which hosts 2 immersion tanks and 2 Worcester combination boilers. There is also a communal bathroom currently used for additional storage. All en-suite bedrooms are unique and well presented and most of which have sea views or a sea glimpse. All rooms benefit from uPVC double glazed windows.


The second floor hosts the remaining 4 en-suite bedrooms (2 doubles, 1 twin and 1 single) - all rooms benefit from uPVC double glazed windows.


At the rear of the guest house and comprising part of the property on the ground floor is attractive, light and spacious 2 double bedroom owners accommodation, benefiting from a vast split level living/dining room, leading onto a decking area overlooking a landscaped garden through floor-to-ceiling height glass panelled uPVC windows. There is a study (or alternatively a small single bedroom) and a kitchen. The private owners accommodation is self-contained and can be accessed through a gate on the northern elevation and via a central door connecting the kitchen to the ground floor lobby of the guest house.


The Westcott benefits from a lovely, maintainable, generously sized and particularly private rear garden, which enjoys the morning and afternoon sun. Off the ground floor owners accommodation is decking which flows around to the front westerly-facing elevation, where the sunshine can be enjoyed later in the day. There is parking for approximately 8 cars to the front and side of the property.


Single-storey, purpose-built, of concrete block construction, rendered and encompassed by a pitched slate-effect roof with uPVC windows. The building has a partition wall separating the garage/store with the en-suite bedroom and benefits from plumbing and an electricity supply. This building could be utilised as additional bedrooms, an annexe for a family member, or a self-contained holiday let, subject to the necessary consents.


Our clients have invested substantially into The Westcott, externally and internally. In the last 2 years they have spent approximately £80,000 on various improvement works which include replacing the roof, exterior cladding, gutters, fascia and investment into the bedrooms and communal areas.


Trading information for the business can be made available upon request. The Westcott trades as a bed & breakfast, offering guests complimentary breakfast, which includes fruit juice, cereals, muesli, fruit, natural yoghurt, toast with Cornish butter and preserves, a cafetiere of coffee and a pot of tea, cooked breakfast and vegetarian and vegan options. Our clients offer guests the luxury of crisp white linen, white fluffy towels, complimentary toiletries, sleep sprays, sleep packs, fast and free wifi, Freeview TV s, hairdryers, a bottle of filtered water and hot drink facilities with a selection of fruit and herbal teas. The business has traded very well since our clients acquired it, but particularly over the last 12 months, with significant levels of forward bookings for the remainder of the year.



The Westcott will be sold with the benefit of the fixtures and fittings.


The Westcott has C1 (Hotels) Use Class. Subject to planning, the property would make a wonderful residential dwelling. Very rarely do properties of this scale become available, within such proximity to the beautiful Falmouth seafront and beaches. We envisage it also appealing to developers, potentially as a block of high-end residential apartments. Should this be of potential interest, we would be very happy to provide our opinions on achievable prices per apartment.


We understand the property is serviced by mains water, electricity, drainage and gas. On the first floor there is a boiler room which hosts 2 x immersion tanks and 2 x Worcester combi boilers.


The Rateable Value of the business is £10,000 meaning The Westcott benefits from Small Business Rates Relief, and therefore business rates are not payable.


Band A - Cornwall Council for the owners accommodation.


The Westcott will be sold by way of an asset sale.


All enquiries and viewing requests are to be made directly through Laskowski & Co - the vendors Sole Agent, on 01326 318813 or info@laskowskiandcompany.co.uk.


Upon entering Falmouth via the A39, take the third exit at the Ponsharden Roundabout and then take the second exit at the following roundabout, passing McDonald s on the left-hand side. Continue along Dracaena Avenue, passing Majestic Wine on the left-hand side and past the traffic lights. After passing Falmouth Rugby Club on the right, take the second exit at the next roundabout onto Western Terrace. Continue along this road until you pass Merchants Manor Hotel on the right, then take the second exit at the immediate roundabout and continue along Melvill Road, taking the fourth turning to the right onto Gyllyngvase Hill. The Westcott is approximately 150 yards down this road on the left-hand side. Parking is available immediately outside the front of the property.

01326 318813

Laskowski & Co - Falmouth

28 High Street, Falmouth, Cornwall, TR11 2AD

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