High Street, Porlock

This most attractive 18th century detached period cottage enjoys a prime position in the heart of this highly regarded Exmoor village within a mile of the sea and close to wonderful woodland and moorland walks in The Exmoor National Park.

The property has been successfully trading for the last 13 years as a bed & breakfast by a husband and wife team and early retirement and family ties means an opportunity beckons for a new owner. Opening all year round and letting four of the six en-suite bedrooms there is potential to increase the turnover by letting another room, offering evening meals or restaurant as it was once used. The business will be offered comprehensively equipped, subject to trade inventory (excluding those items of a personal nature). Accounts can be made available to those seriously interested parties who have inspected the premises, with the vendors authorisation.

The generous and character accommodation which has been updated and improved is oil centrally heated, predominantly double glazed and is arranged over three floors in brief comprising; An entrance porch with bench seating and heavy timber door opening into a welcoming guest sitting room with feature fireplace and a private owners understairs bar. The delightful breakfast room again has a feature stone fireplace whilst a 26 ft double aspect reception room provides a comfortable owners lounge/dining room with access to an office with fitted desk. A generous kitchen is fitted with an excellent range of base and wall units with timber effect work tops, stainless steel one and a half bowl single drainer sink unit, tiled recess with inset 5 ring LPG and double oven, integrated fridge, plumbing for dish washer, part tiled surrounds and tiled floor. There is a separate utility/laundry room with stainless steel single drainer sink unit, plumbing for washing machine, fitted cupboards, tiled floor, separate tiled W.C and stable door to outside.

A wide carpeted staircase from the inner hall leads to a first floor split level landing with walk in airing cupboard and store room. There are five well equipped double bedrooms on the first floor all with built in or fitted wardrobes, four with en-suite shower rooms and one with an en-suite bathroom and all benefitting from modern white and chrome suites.

A carpeted staircase from the landing leads to the second floor where the owners have a further double bedroom with en-suite shower room and a hobbies/work room with en-suite W.C /wash basin which could also be used as a bedroom.

Outside there is an attractive front garden behind wrought iron railings with guest seating area. To the rear is a private walled courtyard garden which has been paved for ease of maintenance and also has gated tarmac drive for two vehicles which is accessed via a drive with right of way at the side. The owners also rent four parking spaces at the rear beyond the courtyard which they reserve for guests.

SERVICES
Mains electricity, water and drainage. Oil central heating.

TENURE
Freehold

Council tax Band B

BUSINESS RATES
£4,650 UBR As of April 2026, the Uniform Business Rate (UBR) multipliers are 43.2p in the pound for properties with a Rateable Value below £51,000 and 48.0p for properties at £51,000 or above. The Rateable Value has been obtained from the Valuation Office Agency at the time these details were prepared. Prospective occupiers should verify the current Rateable Value and multiplier with the Valuation Office Agency or via the GOV.UK website.
Small Business Rate Relief (up to 100%) may apply for properties with a Rateable Value below £12,000, subject to eligibility and local authority assessment.

PLANNING
It is the responsibility of the proposed buyer to satisfy for themselves independently that their intended use complies with existing planning permission by contacting the local council planning department. The cost of any change of planning use is the buyer's responsibility.