For Sale. Little Kings Holiday Park gva.co.uk/6835. Amroth Road Ludchurch Narberth Pembrokeshire SA67 8PGt

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1 For Sale Little Kings Holiday Park Amroth Road Ludchurch Narberth Pembrokeshire SA67 8PGt September 2013 A well established and profitable holiday park with views to the south Pembrokeshire coast 28 serviced static pitches 13 private owners, 13 hire fleet and 2 vacant 57 touring and 60 camping pitches, most with electric hook-ups graded 4* 50 tourer storage area Indoor pool, licensed club, shop and amenity field Large 4 bedroom house in own garden with indoor pool 3 bedroom bungalow In all about 6.5 ha (16 acres) of mature grounds For sale freehold as a going concern Offers invited in the region of 1.65m For further information or an appointment to view please contact: John C Mitchell BSc MRICS john.mitchell@gva.co.uk gva.co.uk/6835

2 Background and the Opportunity Little Kings Holiday Park was purchased by the vendors in It is a well established business which benefits from a prime location being within a 1.5 miles of the coast and close to the resort towns of Saundersfoot and Tenby, and a short distance off the main route into these resorts. The vendors are seeking to retire. Location Little Kings Park is located about 1.5 miles inland from the delightful seaside village of Amroth on the popular south Pembrokeshire coast and about 3 miles north of Saundersfoot and 8 miles from Tenby. The coast between Pendine and Tenby is visible from the park and is readily accessible. The beaches of Pendine Sands, Saunderfoot and Tenby are a particular feature of this coastline. The area is a popular holiday destination and has many visitor attractions including well known beaches, castles (Pembroke and Haverfordwest), Museum of Speed at Pendine and Dylan Thomas s boat house at Laugharne and the ever popular Pembrokeshire Coast National Park. Specific attractions include Oakwood Adventure and Leisure Park, Folly Farm, the Pembrokeshire Coast Path, etc. Communications to the property are good with access to the A477 within about 2 miles. The main access to the area is from the East (M4/A48/A40) which is motorway or dual carriageway as far as St Clears (10 miles) and then by way of the A477 towards Tenby. Further improvements are being made to the A477 which should be completed in the next year or thereabouts. Alternative approaches are from mid Wales via the A483/A40 or from the North by way of the A478 from Cardigan. There is a local train station at Kilgetty (2 miles) which links into InterCity services at Swansea (45 miles). Cardiff is about 85 miles. Description The property is approached directly off a minor, no through road, close to its junction with Amroth Road, from where there are several entrances to different areas of the park and the two residential properties. The minor road lies on a ridge with the main landholding stretching southwards and having a southerly aspect with views to the coast. There is a small area to the north of the road comprising a modern workshop, mobile telephone mast and overflow car park. The overall property stands in about 6.5 ha/16 acres and may be divided into the following areas. The Caravan Park Little Kings Park is a mixed holiday static, touring and camping park which is developed to a 4 star standard as designated by the Wales Tourist Board. The park stands in mature, landscaped grounds and is divided into a number of intimate fields with hedges, all punctuated by maturing trees. A wide main entrance to the park leads up to an entrance barrier (operated on keyfob/ card system) beside a reception office/shop and the main leisure facilities building. In addition, there is a secondary entrance which leads to a private car parking area for the static caravans with about 20 spaces and overflow area to the opposite side of the minor road. From the main entrance predominantly concreted roads lead around the park and to the pitches which comprises as follows:- 28 serviced holiday static pitches with 13 private owners, 13 modern hire fleet units and two vacant pitches. The pitches are located on two fields and the pitches have been arranged in a way to maximise the coastal view. 57 touring pitches all with electric hook-ups, 50 arranged on one field and 7 sharing one of the static areas. 25 pitches have hardstandings and some of these are occupied by seasonal caravans. In the centre of the main touring area, there is a children s play area including swings, slide and climbing frame. 60 Camping pitches on a separate field with 36 electric hook-ups. The field includes a football area and children s play area.

3 50 Tourer storage located in the south-western corner of the property, there is a grass field which is used for tourer storage throughout the year and is protected by high hedges. Amenity Field with landscaped dog walking path around it and formerly used a pitch and putt course. There are two ablution blocks strategically located on the park. One was recently built and is located centrally on the park between the touring and camping areas and other lies beside the park entrance which mainly services the main touring field. The blocks both include: ladies and gentlemen s showers, wash hand basins and WCs, wash-up room with two sinks and laundrette. The modern unit also has a disabled facility and the older block includes a games room with pool, table football and about 8 amusement machines. In addition there are two Elsan points on the park, one beside a motorhome dumping space. The Central and Leisure Facilities The central and leisure facilities are clustered around a traditional farmstead area at the entrance to the park, part of which was originally a cottage. The facilities include:- Reception/shop with reception desk and door to kitchen area which services the licensed club and housekeeper s area with separate access to the rear. Licensed club converted from a former traditional cottage, the licensed club comprises a main bar area with conservatory extension with about 60 covers and bar server. There is a cooled cellar to the rear. At first floor level there is a games room with pool table and amusement machine together with a few covers. Indoor swimming pool located in a courtyard area between the licensed club and reception/shop. The pool measures about 32 x 16 and has a permanent plasticated roof over. Maintenance and storage unit a modern 4 bay steel framed and clad workshop and storage unit which lies beside the over-flow car park to the opposite side of the main entrance into the park. Beside the unit, there is mobile phone mast, the site for which is rented by O2. The Bungalow The Bungalow lies beyond the park and is currently used as a holiday letting unit. It has a separate entrance and lies within its own large garden area mainly laid to lawn. It has rendered elevations under a tiled roof and comprises a hallway with airing cupboard, lounge, dining room, kitchen, conservatory, family bathroom, double, twin and single bedrooms.

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5 Headlands House Headlands House provides the main owners accommodation and is a modern detached house dating from the 1980 s which was developed to a high specification. It has its own separate pillared entrance and driveway with the house set back privately off the road. The house is a mix of local stone and rendered elevations under a tiled roof and has double glazed plastic windows and well insulated walls and loft area. The house stands within a landscaped private garden area which is mainly laid to lawn and is south facing. The house provides generous and extensive family accommodation with a first floor integral annex over a double garage with storage room. Particular features of the house include a new gas fired boiler, television points to most rooms, fully tiled bathrooms and all the main rooms have a southerly aspect. The accommodation includes the following:- Ground floor Glazed porch with entrance to wide hallway with cloakroom off and stairs to first floor. Doors from the hallway lead to: Kitchen/breakfast room 4.55m x 4.18m (14 11 x 13 8) fully fitted with timber wall and floor units units incorporating gas hob, electric oven, dish washer, sink, fridge, etc. A door leads to a Lobby/boot room with separate doors to:- Utility room and glazed porch onto side of house. Sitting room 5.39m x 3.63m (17 7 x 11 11) with fireplace and door through to: Study 3.18m x 2.73m (10 5 x 8 11) Dining room 4.4m x 3.9m (14 5 x12 9) Drawing room 6.4m x 5m (21 x 16 5) with fireplace and glazed door onto south facing patio; Conservatory 6.68m x 2.68m (21 11 x 8 9) with glazed doors onto patio and door through to an: Indoor swimming pool 11.59m x 5.85m (38 x 19 2) disused pool 7.87m x 3.66m (25 9 x 12 ) with separate plant room and changing area with a sauna. From the hall a door leads to an integral staircase leading up to the annex over the garage which comprises a studio room 5.25m x 5.2m (17 2 x 17 1) with doors to a kitchenette and bathroom. First floor From the hallway a staircase leads up to a wide landing with linen cupboard and doors leading to: Bedroom m x 3.29m (16 6 x 10 9)with fitted cupboards and en suite bathroom Bedroom 2 / office 4.91m x 2.97m (16 1 x 9 9) Bedroom m x 3.9m (14 6 x12 9) with fitted cupboads Master bedroom m x 3.62m (15 7 x 11 10) with en suite bathroom with corner bath, shower unit bidet and wash hand basin. Small airing cupboard. Family bathroom with fitted bath, toilet and separate shower unit Services Water mains water is connected to the property Drainage is to a private Penstar system within the grounds of the property. Mains electricity is connected to the property and metered to the static holiday homes. The supply Is 10 amps to static homes and touring pitches. Heating the majority of the heating systems operate with LPG fired boilers supplied from bulk tanks on the park except for the Bungalow which has an oil fired central heating and hot water system. Wifi the park is connected to wifi. The Business Little Kings Holiday park is a well established holiday business which has been well maintained and developed by the current owners and forms a profitable business. The 2013 pitch fee for statics is 2,750 inclusive of VAT, but exclusive of electric and bulk gas (both metered). For 2013 there are 18 full seasonal touring caravans and 2 part seasonal/extended stay tourers. The full seasonal tourers pay 1,720 inclusive of VAT and electricity. Tourer storage is charged at 430 inclusive of VAT for the year and for the Winter is 215 and for Summer is 270, all inclusive of VAT. The tourer storage is reserved exclusively for park patrons only. The 2013 holiday letting tariff within the static caravans lies in the order of 263 to 747 per week, dependent upon season and size/quality of unit, and short breaks are offered at between The Bungalow tariff is in the order of per week. There are additional costs for high chairs, cots, extra cars. The units are marketed direct by vendors for a limited season from Easter until the end of September and they achieve approximately 15 weeks occupancy in the caravans and 20 weeks in The Bungalow each year. For touring pitches, the nightly tariff lies between 15 to 26 per night for two people plus car, dependent on season with additional charges for extra adults and children, cars on site, dogs, awnings, late departure, etc. The Clubhouse trades 2 3 evenings per week in the low season and this is extended, subject to demand, in the main season. The vendors have 2 virtually permanent staff and a warden couple during the season. The park is designated as 4 Star by the Wales Tourist Board and was among the Top 100 Parks as chosen by Practical Caravan Magazine in Planning and Site Licence Planning consent is fully in place and a site licence is fully in place for the existing use of the park during a 10 month season. In addition, a planning consent was granted in the past to move the tie on Headlands House to the Bungalow and, whilst this consent has lapsed, it could perhaps be re-applied and would provide the flexibility to sell the house separately if it is not required. Tenure The overall property is held freehold subject to individual annual licence agreements in respect of the 13 static caravans on site and the seasonal touring caravans. Outgoings The rateable value of the caravan park is 33,500 and there is a separate assessment for The Bungalow at The rates payable for 2013/14 for the park are 15,544 at 46.4p in the and for The Bungalow are on a similar basis. Headlands House (known as Little Kings house in the List) is Band G for Council Tax purposes and the Council Tax payable for 2013/14 is 1,

6 EPC Little Kings Park - E Headlands House - E Bungalow - E Terms of sale The property is offered for sale freehold as a going concern. Stock is to be purchased in addition at valuation. Viewings and Directions Viewing of the property is strictly by appointment through GVA Hotels and Leisure. To book an appointment, please contact John Mitchell BSc MRICS. To make an appointment to inspect the property, it is firmly recommended that interested parties satisfy themselves with regard to the particulars of sale set out above and status of the sale in order that they do not make a wasted journey to the property. Directions: From the end of the A40 dual carriageway at the St Clears roundabout, take the A477 towards Tenby and Pembroke Dock and follow this road for approximately 9 miles. Turn left off this rtoad sign posted to Amroth, Ludchurch, etc and follow this road for about half a mile turning right towards Ludchurch and Narberth. The park will be found a short distance after crossing the bridge over the A477 on the left side of the road. The postcode for the property is SA67 8PG For further information or an appointment to view please contact: John C Mitchell BSc MRICS john.mitchell@gva.co.uk GVA is the trading name of GVA Grimley limited, conditions under which particulars are issued by GVA Grimley Limited for themselves, for any joint agents and for the vendors or lessors of this property whose agents they are, give notice that:(i) the particulars are set out as a general outline only for the guidance of intending purchases or lessors and do not constitute, nor constitute part of, an offer or contract.(ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details, are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them.(iii) no person in the employment of GVA Grimley Limited or any joint agents has any authority to make or give any representation or warranty whatever in relation to this property.(iv) all rentals and prices are quoted exclusive of VAT Reproduced by courtesy of the Controller of HMSO Crown Copyright reserved. Licence No If applicable, with consent of Chas E Goad, Cartographers, Old Hatfield, Geographers A-Z Map Co Ltd and/or The Automobile Association. For identification purposes only 09448