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Property ID: C6309

For Sale £770,000 freehold
8 Bedrooms


  • 8 Bedrooms


  • Kenmore Guest House, Claigmar Road, Rustington, West Sussex, BN16 2NL

The sought-after village of Rustington lies only 2 miles from the south coast at Littlehampton, approximately 5 miles from Worthing, 15 miles west of Brighton and only 50 or so miles to the south of London.

There is easy access from the A27 and A259 and by train from all points on the south coast and from the Capital.

The nearest beach is less than two miles away and the village of Rustington has excellent shopping and social facilities a very short distance away.

A short distance away are the South Downs, the UK’s newest National Park, Goodwood and Fontwell Race Courses, Arundel Castle, and Chichester, all of which attract visitors to West Sussex.  Gatwick Airport is situated approximately 50 miles away.

The Kenmore has virtually no competition within the village from other guest houses or hotels and benefits from excellent repeat business.

A very attractive detached property originates from the Edwardian era in the early 20th century with subsequent extensions more recently was purchased by the current owners in 2010, although has been trading as a guest house for over forty years.

It has been refurbished and continually updated with the result that, whilst retaining much of it’s original charm and features, the property offers very comfortable accommodation for both new and returning guests.

On the ground floor is the reception area, off which is access to the large guest breakfast room.

Access to the guest lounge with sofas, table and chairs.

Kitchen, also used as part of the private accommodation, has appliances including a two New
World cookers, Foster commercial fridge, two Kenwood microwave ovens, AEG oven, Bosch dishwasher, two Tefal 4-slice toasters, central table & chairs and double sink.

Access to the laundry room with IPSO ILC98 9.5kg commercial gas tumble dryer plus
two washing machines (one Beko and one Zanussi) and ironing press. Indesit upright fridge and an Indesit upright freezer.

There are a total of 8 guest rooms, accommodating 15-16 guests, all with free wifi, tea & coffee making facilities, mini-fridge, arm chair(s), flatcreen television with Freeview and en-suite shower rooms (except Room 1).

Room 1: Single (no en-suite but sole use of a shower/bathroom immediately downstairs)
Room 2: Double (with En-Suite Shower Room and 3-window aspect)
Room 3: Family Room (double bed, full size single bed and En-Suite Shower Room)
Room 4: Single (shower, basin and separate private WC)
Room 5: Double (En-Suite Shower Room and 3-window aspect)
Room 6: Twin (En-Suite Shower Room and fitted wardrobe)
Room 7: Double (En-Suite Shower Room and fitted wardrobe)
Room 8: Twin (En-Suite Shower Room)

Owners Accommodation
The owner accommodation forms the major part of the later building extension. Access is on the ground floor through the guest lounge area.
The private accommodation includes:
Living Room with French doors to the Private Patio and Garden
Large Double Bedroom with French doors to the Private Patio and Garden
Kitchen (used for guest house and private use)

To the front and one side of the property is the guest car park with nine parking spaces.
In addition there is a detached garage for the owner’s private use.

Where the property has been extended in the past, it may be possible to build over the flat roof extension, subject to planning consent and building regulations, thereby creating more guest accommodation.

To the rear of the premises is a small garden and patio area.

This luxury Edwardian Guest House, acquired by the current proprietors in 2010 and with a trading history dating back over 40 years, is a stylish English property tastefully decorated, to provide guests with a real home from home experience. It has a total of eight rooms available including singles, doubles, twins and a family room. Every morning guests enjoy a cooked to order, English breakfast, served in the breakfast room.

All eight letting rooms have been re-furbished to a high standard and the Kenmore is rated as
AA 4* Guest accommodation, with a certificate of Service of Excellence 2015 winner from

We understand that this profitable guest house produces a turnover of around £85,000pa with a Net Profit in the region of £40,000pa. In addition to the husband & wife proprietors, the
business employs a cleaner. All laundry is done in-house.

The clientele of the guest house, many of whom are regulars, include business people visiting or working short-term in the area, people moving into the area, visitors and those looking for a south coast break. Rooms are booked directly or through as well as on other on-line sites.
Included in the sale are all kitchen equipment, furniture, fixtures and fittings, as well as an active website.

The Kenmore Guest House represents a rare opportunity to acquire a successful trading business and very attractive  home in this sought-after corner of affluent West Sussex.

RATEABLE VALUE – £14,750 p.a.
The Council Tax is approximately £1,200 p.a.
From 1st April 2017 premises with a rateable value below £12,000 will receive 100% small business rates
relief (no rates payable).

Interested parties should enquire of the local Rating Authority as to the implications of the phasing arrangements on the amount of rates actually payable.  Parties should also make enquiries concerning the implications of the small business allowance

£770,000 for the freehold, goodwill of the business, fixture and fittings and all equipment and furniture.

The incoming tenant will be responsible for their own legal fees.

By arrangement with Ellis and Partners through whom all negotiations are to be conducted.

Tel: 01202 551821


By arrangement with Ellis and Partners through whom all negotiations are to be conducted.

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Call today to discuss your property needs on 01202 551 821 for Commercial, 01202 552 236 for Residential or 01273 771 393 for Brighton