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Lifestyle B&B In Byron Hinterland For Sale

Modanville, New South Wales
Asking Price:
$990,000 (AUD) Furniture / Fixtures included
Sales Revenue:
Available on request
Cash Flow:
Available on request

Amazing opportunity to own this gorgeous boutique Bed and Breakfast set on 1 1/3 acre's of beautifully landscaped gardens in the Bryon Bay / Ballina Hinterland.

Is currently run as a boutique bed and breakfast business, with a massage studio and approved facilities to run raw food workshops.

Ideally located only 15 minutes from Lismore, a short drive to Bangalow, Nimbin, Byron & Ballina and beautiful local beaches...and close to bush walks and hinterland waterfalls.

The large modern country-style home has high ceilings throughout, 4 bedrooms, 2 bathrooms, 2 living areas plus an amazing gourmet kitchen - council approved for commercial use.

At the eastern end of the house you will find a beautifully appointed private air-conditioned guest accommodation with private pin code access - accommodates 2-3 guests. This accommodation also has a separate private bathroom, large bedroom with walk in robe, lounge/movie room with French doors leading to a private deck with garden and valley views. The guests have their own parking bay, surrounded by a lovely garden.

The owners' accommodation has a cosy fireplace, air-conditioning, verandahs overlooking the pool and valley view, plus the amazing gourmet kitchen which can accommodate 6 people during the raw food workshops currently offered. The family room has sliding doors out to the saltwater swimming pool, as does the large main bedroom.

There is a modern 3 way bathroom and large laundry with walk-in linen cupboard along with 2 other good sized bedrooms in the main home...all with their own aircon.

The premises has recently been fitted with a 20kw solar system, air-conditioning in every room and insulation added in the roof.

There is new flooring and carpet throughout, with internal and external areas being repainted and the roofing has recently been restored and re-sprayed

You will love the separate Western Red Cedar cabin with pool access and parking available in front, offering privacy to guests with pin code entry, full sized fridge, kitchen bench and sink, large queen bed with mirrored robe, TV and lounge and seperate bathroom. French doors opening onto a private patio with private garden views.

For even more opportunities, there is a separate office/studio attached to the cabin which could be used for a multitude of uses...currently set up as a massage room. It is perfect for a treatment/consulting room or office.

The B&B accommodation and the Cabin are fully approved as guest accommodation.

For the shed enthusiasts, there is a very large 4-bay shed with French doors and deck, which provides plenty of room for cars and work space. There is also a separate garden shed attached.

And for those who love the farm life, you will find a large chicken enclosure with purpose-built coup to make it easy to collect the delicious healthy fresh eggs.

In the beautiful garden space you will find a well constructed large gazebo, perfect for relaxing and taking advantage of the valley may have to fight the guests for it though!

Boasting plenty of space, wonderful views and heaps of wildlife this property is the perfect investment for a lifestyle change where you can live comfortably and earn a home based income. This would also be ideal for joint family living, especially if you have elderly parents. The property has a total capacity of 6 bedrooms and 3 bathrooms, with approved enviro system up to 10 people.

The B&B has only been operating for two years and already has built up repeat business with bookings into 2019. Guests reviews on are a stunning 9.8/10 and 'belle la vie' was awarded the guests review award for 2017. Great effort for a young boutique B&B. And all this without a dedicated website...imagine the potential if you added a web site and some dedicated marketing.

This property offers the opportunity for a true lifestyle change, out of the rat race, with a variety of work from home opportunities, and a much healthier way of living.

Genuine Offers over $970,000 considered

Property information

Real Estate:

Real Property Included

Living Accommodation:

As per description. Very well appointed comfortable modern owner accommodation. High ceilings, new gourmet kitchen, gorgeous dinning room with fabulous garden and valley views. Large living area with cosy fireplace, large main bedroom with sliding doors to pool deck. 2 further bedrooms and modern 3 way bathroom with free standing deep bath. Air-conditioning in all rooms. 4 Bay garage, lovely landscaped gardens with large covered veggie and herb garden.


Located in a quiet rural area of Modanville, overlooking 10 areas with a lovely valley view, appreciated by all who visit and stay. Only 15 minutes to Lismore, 25 minutes to Bangalow and Nimbin. Byron, Ballina and beautiful pristine beaches only a short drive away

Premises Details:

As per intital description. Modern well maintained home with all the mod cons, along with two well appointed guest accommodation options. B&B and cabin.

Size in square feet:
Planning Consent:

B&B DA approval, Food Workshop DA Approval. Western Red Cedar Cabin DA approval for B&B and attached extension office/massage room. All approved and completed

Business Operation

Expansion Potential:

Huge potential as only newly established over the past 2 years with a great guest review of 9.8/10 already on No dedicated website or target marketing done at this point. Great potential to target the rep market for mid week bookings. Also seperate massage studio offers opportunity for holistic clinic, yoga or practitioner office potential. Commercial approved kitchen for food workshops or alternative.

Competition / Market:

There are no B&B's in our local vicinity and we often have guests booking form Brisbane and gold coast coming down to visit the northern NSW area and Byron, but not wanting to stay in the busy Byron area.

Reasons for selling:

We love what we do and have put a lot of heart and soul into this beautiful Bed and Breakfast, however we have other business interests that we would like to pursue and grow.

Trading hours:

7 days. Breakfast starts 6.30am (although owners choice to change). Arrivals by 8.00pm

Owner operated
Years established:
2 years

Other Information

Support & training:

Full support and training offered for 30 days for all aspects of business.

Furniture / Fixtures value:
$30,000 (AUD) - included in the asking price
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Home based:
This business can be run from home.

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