Kings offers both an amazing family home and a substantial income from a successful, long established business. Located in the middle of Eryri (Snowdonia) National Park, the hostel is surrounded by spectacular mountains, lakes, rivers and wildlife. Set in its own wooded ravine on the foothills of Cader Idris, the location of this property is magnificent. Within the grounds there is a camping field, ancient woodland, river, bridge and island. The scenic mountain stream has pools large enough for a bracing dip and a wild stock of salmon and sea trout. The property is currently arranged to offer 7 letting bedrooms (with 42 beds), a one bedroom self contained unit, which is under renovation, and 5 bedroom family / staff accommodation. Kings is well maintained with double glazing and central heating throughout. The heating system incorporates an economical and eco-friendly thermal heat store. All fixtures, fittings and furniture are included in the sale! MAIN HOSTEL Entrance Hall Radiator, notice boards, quarry tiled floor Office 2.21m x 1.90m Exit to rear corridor Lounge 5.33m x 6.78m Dual aspect, solid fuel stove (wood burner), 2 radiators, fitted bookshelves, parquet flooring Corridor Storage cupboard, payphone booth, quarry tiling Drying Room Large walk-in room with radiator, oil radiator and dehumidifier Self Catering Kitchen 5.87m x 5.18m Stainless steel worktops, two gas stoves, one electric oven, 2 fridges, stainless steel double sink/double drainer, extractor fans, radiator, fire exit, ceramic tiled floor Cloakroom Two W.Cs and hand basin, radiator, ceramic tiled floor Staircase Wood panelling, fitted carpet Landing Store cupboard, fitted carpet Bedroom 1 - 5.18m x 3.35m Dual aspect, hot and cold hand wash basin, radiator, fitted carpet Bedroom 2 - 5.18m x 3.35m Hot and cold hand wash basin, store cupboard, radiator, fitted carpet Bedroom 3 - 5.18m x 3.35m Hot and cold hand wash basin, radiator, fitted carpet Bathroom 2 showers, 2 W.Cs, 2 hand wash basins, fire escape, exit, radiator, vinyl flooring Water processing plant 3.5 tonne water storage, thermostatic frost protection, 4 pump sets, filter systems, digital dosing pumps Outbuilding With 13a power supply Utility Room 4m x 2.29m Stainless steel sink and drainer, washing machine, tumble drier, storage shelves, radiator Corridor Leading back to office Dry Store Food storage area, quarry tiling Commercial / Family Kitchen 8.44m x 2.97m stainless steel worktops, commercial stove, stainless steel double sink, fridge, chest freezer, radiator, quarry tiling Dining Room 7.97m x 5.77m 2 original fireplaces, 2 radiators, wood panelling, patio door onto garden, parquet flooring Staircase Radiator, fitted carpet Landing 2 radiators, fire escape, exit, fitted carpet Bedroom 4 - 5.10m x 2.97m Dual aspect, wood burning stove, stone and slate fireplace, 2 radiators, fitted carpet Bedroom 5 - 3.58m x 1.88m Feature window, radiator, fitted carpet Bedroom 6 - 3.43m x 2.97m Fitted cupboard, radiator, fitted carpet Bedroom 7 - 3.96m x 3.51m Loft hatch, radiator, fitted carpet Bathroom Bath with shower over, toilet, hand basin, storage cupboard, extractor, radiator, vinyl flooring Bedroom 8 - 4.50m x 3.76m Dual aspect, 2 radiators, fitted carpet Bathroom Bath with shower over, toilet, hand basin, large window, radiator, vinyl flooring ANNNEXE Bedroom 9 (Ensuite) - 5.56m x 3.96m Cupboard, 2 x hot and cold hand wash basins, toilet, shower, radiator, fited carpet Bedroom 10 (Ensuite) - 5.72m x 3.96m 2 x hot and cold hand wash basins, toilet, shower, radiator, fited carpet Bedroom 11 (Ensuite) - 5.56m x 3.96m 2 x hot and cold hand wash basins, toilet, shower, radiator, fited carpet Bedroom 12 (Ensuite) 5,72m x 3.96m 1 x hot and cold hand wash basin, toilet, shower, radiator, fited carpet SELF CONTAINED UNIT (UNDER RENOVATION) Kitchen Diner (under renovation) Bedroom (under renovation) Bathroom (under renovation) THE GROUNDS Kings is set within a site of special scientific interest (SSSI). There are approximately 7 acres with a camping field, fire pit, bike shed, tool shed, river, bridge, island, and ancient woodland. Subject to the relevant permissions, the site could be developed very simply to generate its own green energy by utilising pico hydro, wind turbines and ground source heat pumps. FURTHER INFORMATION Kings offers great flexibility and freedom of choice. As an existing mixed use property (composite hereditament), the new owners could choose to rearrange how the site is divided and allocate more or less of the accommodation to either the family / staff residence or business - without having to obtain further permissions. At the moment, Kings is family owned and the business is operated by a separate company, Sea Snowdonia Ltd. Sea Snowdonia Ltd. has over 12 months of confirmed advance reservations on it's books. The company and all income / balances from outstanding bookings will be made available to the new owners for a nominal cost in addition to the purchase price of the property. Kings is currently affiliated to YHA and has several other booking partners. An excellent business relationship is enjoyed with these partners and the new owners could either continue or discontinue these relationships, as is their preference. (Subject to acceptance). Subject to planning permission, the new owners could also choose to fully develop the whole site, perhaps creating three substantial, separate residential dwellings or many more holiday lets, such as glamping chalets, for example. Tenure: Freehold Fully Licensed Premises Private (free!) water supply Private drainage Mains electricity (Low price fixed for 12 months) LPG gas (bulk storage) 30kw solid fuel stove (log burner) Superfast FTTP broadband Business Rates currently £488.43 per annum (Rateable Value £10250) Council Tax band A THESE PARTICULARS ARE A GUIDE ONLY. THEIR ACCURACY IS NOT GUARANTEED AND THEY DO NOT FORM PART OF ANY CONTRACT.