CPS are excited to bring this property to the open market!
Harpers Boutique B&B is located within the vibrant Queens Quarter on University Street and central to a thriving commercial and tourist area with a number of local and chain hotels close by. The building originates from the late 1800’s and is thought to have been commissioned by a local church to provide accommodation for clergy.
Set over 4 floors with an internal space of circa 3000 sq ft it features a total of 6 En Suite Bedrooms over the 1st and 2nd floors plus a further 3rd floor staff bedroom with its own en suite facilities. On the ground floor the accommodation has been enhanced to provide a magnificent dining area designed to provide dining facilities to customers of the B&B but also as an onsite café/restaurant. Just off the Dining Room are both a public WC (disabled facilitated) plus a Waitress Service area, which is further connected through to the rear of the house where there are 3 additional rooms; a Main Kitchen, a Cooks Kitchen and Laundry Room. Externally there is a boiler house and yard to the rear and a small paved garden to the front allowing for additional privacy for diners and as valuable outside space for extra seating - weather permitting.
Operating as Harpers Boutique B&B the owners have spared no expense in bringing this magnificent grand townhouse back to life mixing original features with modern enhancements to provide a sublime experience for visiting guests. Completely refurbished in 2014, Harpers has been operating for 4 years and has developed into a thriving business with an enviable reputation for excellent service and facilities justifiably giving Harpers top ratings across the main booking sites including Booking.com, Expedia and Trip Advisor.
As an already established business with great options for further growth this presents a very rare opportunity for a savvy investor.
6 En Suite Bedrooms PLUS a further Staff Room with own en suite facilities
Beautiful through Dining Room with ornate coving and ceiling designs
Dining area with public WC and Waitress Service area for guest dining plus onsite Café/Restaurant
Generous back of house kitchen and laundry facilities
Large original casement windows set within detailed wood panelling
Wide hallways and stairwell as befitting an upmarket Victorian residence
Ground, 1st and 2nd floors have majority 11 foot high ceilings with ornate coving to most rooms
Thriving business with recent 4 year re-inspection certificate from the Tourist Board (certified through to May 2022)
Completely refurbished in 2014 including:
New Electrics throughout
New Plumbing throughout
Commercial Class Fire Detection System fitted for smoke and heat detection as appropriate
New double glazed casement windows fitted throughout inc stainless steel window fittings
New GFCH System with pressurised hot water and large heated water store plus ornate Acova Radiators throughout. Guest rooms have wall mounted room temperature controls.
LED lighting throughout
Hallway and stairway emergency lighting (sensor operated) throughout
All internal oak double panelled doors comply with commercial fire requirements
Smart locks to majority of rooms and front door for remote access
En Suites are wet rooms in Travertine tiling and majority with under floor heating and rainfall showers
Axminster carpeting to hallway and stairs with luxury polyprop carpet to rooms
Commercial grade oak flooring to Dining and Waitress areas
Ground floor Public WC (disabled facilitated)
Rear work area split into Main Kitchen, Cooks Kitchen and Laundry Room
Gas feed for range cooker and hob with commercial extractor hood and external chimney vent
Laundry complete with 2 x Gas Tumble Dryers and 2 x Large capacity Washing Machines
Exterior lighting to main entrance doorway and exterior building highlights on timer and lowlight sensors
Superior insulation throughout the property including:
Interior face of external walls clad in 75mm solid insulation boards throughout building
Fully insulated floor cavities with fire retardant Rockwool insulation for superior sound and thermal insulation properties
Fully insulated roof structure, including void areas, with Rockwool products
Extensive double glazing windows with lower panes shatter proof specification to meet safety regulations for fall hazards
Internal coaxial distributed TV signal system to all accommodation areas
Ornate Fire Places to Grand Suites
Fixed CCTV to internal/external security areas
Approached from the street by wide tiled steps the entrance to the building is impressive with the original 3 foot wide door incorporating traditional ironmongery plus a smart lock for ease of access for guests (easy code issue).
There is a large entrance lobby and inner door followed by the main hallway all of which have LED lighting. Each has the original feature tiled flooring. The main electrical distribution enclosure is located in the main hallway. To the right is the entrance to the main Dining Room, which has ornate coving to the 11 ft high ceiling. Oak flooring has been installed and there are three Acova wall radiators in feature colours, charcoal and cream. Dimmable LED lighting is installed and also a large ornate Laura Ashley chandelier hangs from the ceiling rose. The room is further complemented by three casement fitted windows set within the front bay giving the room lots of natural light. A window seat has been fitted to the bay to allow customers to enjoy their meal while gazing over the street scene.
Through an arch is the rear dining area, which has a Public WC and Waitress Area off. This room has leisure seating for guests to relax and similarly has oak flooring, Acova radiators and 11 foot high ceiling incorporating ornate coving and central rose with hanging Laura Ashley chandelier.
The Waitress Service area has excellent storage shelving, a bench, sink unit with commercial water heater over and a feature stone counter with overhead pendant lighting facing into the dining area. There is a service hatch through into the main kitchen to facilitate food orders and a side doorway with steps into the kitchen area. The ceiling incorporates a raised Velux window for added light and LED lighting has been installed throughout. Numerous power sockets are installed along with water and waste connections for a commercial coffee machine. Incoming broadband and telephone circuits terminate to this area.
The rear work area incorporates a Main Kitchen, which has the original feature tile flooring and excellent shelving for storage. There are numerous power sockets for electrical appliances including a dishwasher and commercial refrigeration unit for food storage. The Fire Alarm System Control Panel is installed within this area. Off this Main Kitchen is a smaller Cooks Kitchen incorporating a gas and electric Range Master unit with 5 gas hob burners, 2 ovens and plate-warming drawer. There is an overhead commercial extractor hood installed. The rear door to the yard is off this room.
The Laundry Room incorporates floor to ceiling shelving for storing dry food and cleaning products with the rear of the room encompassing stacked laundry appliances including 2 gas tumble dryers and 2 large capacity washing machines. Both the Cooks Kitchen and Laundry Room have windows for added natural light.
A secondary door is off the main kitchen leading to the rear hallway where there is additional storage including an under stairs void where a chest freezer is installed. A short flight of stairs brings you back to the main hallway where a reception desk is established and associated shelving to facilitate guest check-ins and tour bookings etc.
A grand staircase takes you to the first landing where a sizeable linen storage enclosure is installed beneath the feature casement window. The landing has an emergency LED light installed overhead. Room 6 (Single) leads off this landing. This room incorporates an extra large en suite to facilitate disabled access with all controls installed at suitable height to comply with disabled access requirements. There is a large shower area, wall mounted sink, WC and wall towel radiator all complimented by Travertine tiling. A double bed features in the main room with LED lighting, polyprop carpeting, a 32 inch wall mounted smart TV and a wall mounted temperature control thermostat to set the room temperature. Both the main room and the en suite have a feature casement window for extra natural light.
A second flight of stairs takes you from the first landing to a second, which has rooms 5 (Double) and 4 (Grand Suite) off it. This landing also houses the second electrical distribution enclosure. Room 5 has a King Sized bed, two large casement windows and an en suite wet room in Travertine tiles, with under floor heating and a feature towel radiator. The main room is light and airy with original feature cupboards to each side of the bed and an overhead bulkhead incorporating down lighters for reading. LED lighting in the 11 ft high ceiling further enhances this luxurious room as does the wall mounted 32 inch smart TV.
Room 4 is the best room in the house. It has magnificent coving to the feature 11 ft high ceiling with central chandelier and LED lighting throughout. It incorporates a large en suite wet room with 4 ft by 4 ft walk in shower area with overhead rainfall showerhead all complimented with Travertine tiling and under floor heating. The main room has a feature bay area with three large casement windows as well as a fourth casement window to the bed area which has a Super King hotel zip and link bed. There is a fireplace to one side of the room with 50 inch flat screen TV above and additional seating including sofa bed for extra guests. This room also has a Jay-Be bed stored within for further guests allowing up to 4 to share this large suite. Polyporp carpeting throughout compliments the rooms luxurious feel, as does the wall to ceiling window dressings including blackout curtains. Acova radiators and a wall mounted temperature control ensure guests are in complete control of the room’s temperature.
A flight of stairs takes you to the 3rd landing where another sizeable linen storage enclosure is installed beneath the feature casement window. The landing has an emergency LED light installed overhead. Room 3 (Double) leads off this landing. This room incorporates an en suite wet room featuring a walk in shower unit with overhead rainfall shower, under floor heating and Travertine tiling throughout. It has its own feature casement window for great natural light plus LED lighting to the ceiling. A King sized bed features in this room with side lighting and an overhead clothing rack to the side of the bed. There is a wall mounted temperature control thermostat to set the room temperature. This room features its own casement window for extra natural light.
From this landing a short flight of stairs takes you to the final landing which has two rooms, 2 (Double/Twin) and 1 (Grand Suite) off it. There is also an access door to a further flight of stairs to the 3rd Floor and staff room. Room 2 has a Super King Sized hotel sip and link bed, a large casement window and an en suite wet room in Travertine tiles, with under floor heating and a feature towel radiator. The main room is light and airy with original feature cupboards to each side of the bed and an overhead bulkhead incorporating down lighters for reading. LED lighting in the 11 ft high ceiling further enhances this luxurious room as does the wall mounted 32 inch smart TV.
Room 1 has lovely coving to the feature 11 ft high ceiling with central chandelier and LED lighting throughout. It incorporates a large en suite wet room with 4 ft by 4 ft walk in shower area with overhead rainfall showerhead and a feature towel radiator all complimented with Travertine tiling and under floor heating. The main room has a feature bay area with three large casement windows as well as a fourth casement window to the bed area which has a Super King hotel zip and link bed. There is a fireplace to one side of the room with 50 inch flat screen TV above and additional seating including sofa bed for extra guests. To the side of the bed area is a storage cupboard for customer’s luggage and a stored Jay-Be bed for further guests allowing up to 4 to share this large suite. Polyporp carpeting throughout compliments the rooms luxurious feel, as does the wall to ceiling window dressings including black out curtains. Acova radiators and a wall mounted temperature control ensure guests are in complete control of the room’s temperature.
The 3rd floor incorporates a large 7th bedroom used as a staff room with its own en suite facilities.
A boiler room sits off the rear yard which has the GFCH boiler within plus a large water heat store to meet all water heating demands from guests. The heating controls and main pumps and valves for the pressurised hot water system are within this area for ease of access and to facilitate maintenance. There is a rear yard door to a lane leading to Fitzroy Avenue for refuse pickup etc.
Entrance Hall Lobby: 5’ 0” x 4’ 6’’
Hall (front): 5’ 0” x 23’
Lower Hall (rear): 6’ 6” x 7’ 6”
Front Dining Room: 18’ 2” x 19’ 8.5”
Rear Dining Room: 15’ 8” x 11’ 6”
Public WC (Disabled): 4’ 6” x 7’ 5.5”
Waitress Area: 4’ 3” x 9’ 8”
Main Prep Kitchen: 11’ 4” x 11’ 10”
Kitchen (smaller): 6’ 4” x 9’ 1”
Laundry: 4’ 4” x 9’ 1”
Storage (Linens): 2’ 3” x 4’ 7”
Room 6 (Single): 10’ 10” x 8’
En Suite: 10’ 10” x 6’
Room 5 (Double): 15’ 8” x 11’ 5”
En Suite: 4’ 6” x 6’ 6”
Room 4 (Grand Suite): 24’ 10” x 19’ 9”
En Suite: 4’ 2.5” x 12’ 0”
Storage (Linens): 2’ 3” x 4’ 6”
Room 3 (Double): 10’ 10” x 13’ 11”
En Suite: 6’ 8” x 4’ 5”
Room 2 (Double): 15’ 8” x 11’ 9.5”
En Suite: 5’ 3” x 7’ 3”
Room 1 (Grand Suite): 23’ 11” x 19’ 8.5”
En Suite: 4’ 4” x 11’ 6”
Storage Cupboard: 3’ 2” x 5’ 11”
Staff Room: 23’ 7” x 13’ 2”
En Suite Open Plan (no enclosure)
Eaves Storage: Front 23’ 7”
Eaves Storage: Rear 23’ 7”
Boiler House: 4’ 4” x 5’ 0”
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