The Highlands Commercial Property Specialists THE GARVAULT HOTEL, BY KINBRACE, SUTHERLAND, KW11 6JF

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1 The Highlands Commercial Property Specialists A S GCommercial AA SG SG THE GARVAULT HOTEL, BY KINBRACE, SUTHERLAND, KW11 6JF S Charming licensed Hotel in a tremendous and unique trading location within rural Sutherland An outstanding and distinctive business proposition in a remote setting providing an exclusive opportunity Presently trading under the VAT threshold to secure a lifestyle operation but with scope to increase trade A large property with 8 letting bedrooms and comfortable owner s accommodation Extensive property, grounds and stocked trout pond extending to 34.5 acres all set in a tremendous Highland setting Hotels Guesthouses Licensed Retail Offices Industrial Units York House 20 Church Street Inverness Telephone Offers Over 260,000 (Freehold)

2 DESCRIPTION The Garvault Hotel is a substantial property situated in a most unique trading position in the central Northern Highlands within the County of Sutherland, offering a most peaceful and tranquil environment. The business dates from circa 1906 and was developed from a cottage on the site dating from many years previously. The Hotel is renowned for being one of the most remote hotels on UK Mainland and according to the Forbes List is one of the top 10 most remote hotels in the world (2015). The Garvault Hotel is a traditional Highland establishment with comfortable rooms, cosy bar and pleasant guest rooms. The business trades year-round except for when the owners take annual holidays. It is a popular fishing and shooting hotel. We understand that there are fishing rights on a number of local Lochs. The Hotel sits surrounded by hills, moorland and lochs, offering a most tranquil setting, and is an attractive base from which to tackle the many and varied walks in the area. There are outstanding views in all directions and the Hotel sits under the dominating Beinn Griam Mor overlooking Loch Rimsdale with its forested surrounds. The business trades under the VAT threshold as the owners operate on a restricted level so they do not need to employ staff. The dining elements of the Hotel are limited to a 3-course menu with just three options. New owners could easily generate further income through a more proactive marketing strategy and an enhanced

3 service provision. There is undoubted potential to increase trade through the provision of outdoor activities. The Hotel could even be used as a unique small wedding venue. The business is presented in generally very good order. The owners have heavily invested into the infrastructure of the property. The letting rooms are well presented with modern en-suite bathrooms that benefit from power-showers which are fed from recently upgraded boilers. The remote nature of the business means that they operate from their own electricity generators (main and standby) and it has its own reed water purification system. Rather than detracting from the business these elements add charm and for those keen on maintaining a minimal ecological footprint, these facts add a further attraction. The business benefits from high speed satellite broad-band. Our client has operated the business since March 2004 and have enjoyed their tenure. It is their desire to retire that brings this most distinctive property and business to the market. This sale provides a rare opportunity for new motivated owners to take this charming property to the next level. LOCATION The nearest settlement to the Garvault Hotel is Helmsdale which boasts a good level of local amenities for both visitors and residents. The area has an association with Viking history and this attracts a great many tourists. For the outdoor enthusiast the Highlands of Scotland are famous for spectacular scenery and rugged mountains, a reputation which is comfortably upheld by region around the Garvault Hotel. The wonderful un-spoilt surrounding hills, attractive lochs and waterways combine to make this an enchanted area. The region draws in a high number of visitors in the summer months with both shooters and fishermen taking up accommodation in the off season. For walkers the beautiful Sutherland terrain offers varied degrees of challenge from the more leisurely hillwalking to more stretching mountaineering. A wide range of birdlife attracts the ornithologist and the area has a huge appeal to the naturalist. The rivers within the region (the Helmsdale and Naver) appeal to large numbers of sports fishermen looking to catch trout or salmon. Additionally, in the vicinity there are a number of self-catering accommodation providers, hotels and guest houses whose patrons in turn generate trade for all the services supported by the business. There is a small element of local trade. The broader region also has an excellent links golf course and is in easy reach of the famous course at Royal Dornoch which lies to the south. The region is also renowned for its whisky production, with distilleries in Brora, Wick and Tain. There are also a number of castles and buildings of historical interest; Dunrobin Castle in Golspie provides for an interesting day out. Touring and genealogy are other favourite pastimes. These attractions combined with the varied natural scenic beauty of the surrounding area make it highly popular with a wide range of visitors and tourists. THE PROPERTY The property is of traditional stone construction under a mainly pitched slate roof. Accommodation is arranged over two floors. The property is maintained in good order but new owners may wish to undertake a redecoration program in due course. The present owners have recently refurbished the flat roofed areas and the rain water goods. There is a set routine of maintenance which means that the building is generally in very good condition.

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7 TRADING AREAS The front door entry is into a spacious reception hallway which gives access to an en-suite bedroom. Through a comfortable sitting room set to soft furnishings is the breakfast room which is laid to 3 tables. The main dining room with dual aspect views is located off the bar and set to 12 covers but could comfortably accommodate more diners. This bright room has an attractive wood-burning stove and has distinctive parquet wood flooring which is also common throughout the ground floor public areas. The bar has its own separate entrance and is a comfortable space with a servery. Heating in the bar is supplemented with a traditional solid fuel stove. Off the bar is a gents W.C.; the ladies bathroom facility is to the front of the building. There is a further potential W.C. off the reception hallway but the current owners presently utilise this as storage space. There is a spacious commercial kitchen with a good range of appliances conveniently situated for access to bar and dining room. The kitchen is tiled with good quality flooring plus a good range of storage cupboards. There is a separate access to the kitchen leading to the rear of the subjects. A rod and drying room to the rear of the building is accessed from the grounds. LETTING ACCOMMODATION The Hotel has 8 comfortable en-suite bedrooms as detailed below. The en-suite shower rooms are presented in good condition. The rooms are in generally in good decorative order and furnished to a tidy standard. The room on the ground floor provides excellent accessibility for less abled guests. All twin / doubles have zip-and-link beds affording greater flexibility in letting options. First Floor Room 1 - twin or double en-suite shower room Room 2 - single en-suite shower room Room 3 - single en-suite shower room Room 4 - twin or double en-suite shower room Room 5 single en-suite bathroom Ground Floor Room 6 First Floor Room 7 - Room 8 - Family (double plus 2 singles) en-suite shower room twin or double with shower room twin or double with shower room OWNERS / STAFF ACCOMMODATION The owner s accommodation is an attractive feature of this property. There are three bedrooms on the first floor (2 x double and 1 x single) with a family bathroom with shower over bath; the owners lounge is on the ground floor. There is a bothy within the grounds and though wind and water tight there will need to be some upgrades carried out before bringing it back into use either for family, staff or guest use. Where extra rooms may be required for personal use letting bedrooms 7 and 8 provide a good level privacy. DEVELOPMENT POTENTIAL There is an accommodation bothy within the grounds that could be quickly developed into additional accommodation. It is currently configured to two rooms but could be adapted to provide additional living space or letting accommodation. There may be scope to develop the main building subject to obtaining the necessary consents. It may also be possible to provide some glamping units which may increase overall business income through an increased footfall. GROUNDS The business is substantial with a large property footprint and prominent frontage which is seen from the road. The business has an area of garden laid to lawn and has adequate parking. The subjects extend to 34.5 acres and has a trout pond to its front aspect. The subjects have a burn meandering through the grounds. There is a garden shed and a collection of outbuildings. An electrical generator housing is set away from the main building house the main and standby generator. There is the adequate parking for both guest and personal use. SERVICES The subjects are self-generate from 2 diesel generators. Water is from a private supply and the filtration system has EHO certification. Drainage is via a private system. LPG gas for cooking and heating. The main property is fully double glazed. TRADING INFORMATION Trading information will be made available post viewing. Turnover in 2014 was circa 47,000. There is undoubted capacity for new motivated owners to increase trade through the provision of an increased service and a more proactive marketing strategy. EPC RATING The Energy Rating of the property is tbc. Contains Ordnance Survey data Crown copyright and database 2015

8 A S GCommercial Hotels Guesthouses Licensed Retail Offices Industrial Units York House 20 Church Street Inverness Telephone WEBSITE LICENCES The business previously operated under the Licensing Scotland Act 2005 and a copy of this will be made available to interested parties post viewing. PRICE Offers around 260,000 are invited for the heritable property complete with limited trade contents (according to inventory). FINANCE & LEGAL SERVICES ASG Commercial is in touch with several lenders who provide specialist finance to the hospitality trade. Paul Hart (Director Commercial Sales) will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have access to a large team of legal experts who can act in all legal matters arising to include conveyancing and license transfers. DIRECTIONS From Inverness follow the A9 north to Helmsdale and left turn on to the A897. Travel for 16 miles to the village of Kinbrace and turn left onto the B871 for 8 miles to the Hotel. (See Map Insert) VIEWING All appointments to view must be made through the vendors selling agents: ASG Commercial Ltd Tel: Mob (Paul Hart) Mob (Jackie MacGregor) info@asgcommercial.co.uk Website: OFFERS All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a Closing Date if one is set. Property Misdescription Act 1991 These sales particulars are prepared as a general outline of the property and business. Buyers should make their own enquiries to satisfy themselves as to the accuracy of information given. Neither we, nor any member of our staff, has authority to offer or imply any representation or warranty over this property.