MACKINNON COUNTRY HOUSE HOTEL, KYLEAKIN, ISLE OF SKYE, IV41 8PQ. Offers Over 799,000 (Freehold)

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1 MACKINNON COUNTRY HOUSE HOTEL, KYLEAKIN, ISLE OF SKYE, IV41 8PQ Offers Over 799,000 (Freehold)

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3 Substantial, attractive and traditional Highland hotel within a glorious setting on the ever-popular Isle of Skye Comprising; main 12-bedroom hotel, 6-bedroom lodge and 4 bedroom owner s accommodation providing a flexible trading proposition Superb trading location on the busy A87 just beyond the Skye Bridge offering tremendous coastal views in an idyllic setting Trading profitably from mixed trade but with considerable opportunity for further growth Situated within 4.1 acres of mature and well-maintained grounds, presenting development potential subject to the necessary consents The sale of MacKinnon Country House Hotel offers a quality business opportunity within a highly enviable setting. However, the business has yet more potential to raise turnover and therefore profitability. Within the expansive grounds there remain latent possibilities to develop the subjects further.

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5 DESCRIPTION MacKinnon Country House Hotel is a traditional Edwardian Highland hotel, dating back to The property has a strong association with World War 2 and this is reflected in some of the public rooms. The property boast a number of original features including sash and case windows, fireplaces, cornicing and high skirting boards. With a most prominent trading location, at the road junction of the Skye Bridge A87 (Kyleakin to Portree road), the hotel is an impressive building with a commanding presence being the first hotel on the Isle of Skye for those coming from the mainland. The traditional origins of MacKinnon Country House Hotel are reflected in both the character of the property. The business boasts 18 letting bedrooms; 12 within the main hotel and 6 located in the lodge; however the owners utilise a further 2 hotel rooms for staff accommodation. The sale of MacKinnon Country House Hotel offers a tremendous business opportunity within a highly enviable setting. Within the expansive grounds there remain latent possibilities to develop the subjects further. The owners have the use of a 4-bedroom house which provides a spacious family home. This generous property is set within idyllic grounds extending to circa 4.1 acres being overlooked by the imposing Sgurr na Coinnich mountain range. The mature gardens are mainly laid to lawn but have an abundance of shrubs, bushes and trees; of note are the colourful rhododendrons and monkey-puzzle tree. Within the grounds is an orchard where there is room for horses/animals. The sale of MacKinnon Country House Hotel offers a quality business opportunity within a highly enviable setting. However, the business has yet more potential to raise turnover and therefore profitability. The current owners purchased the hotel in May 2003 and to date they have enjoyed the lifestyle that self-employment at the helm of a successful business affords. Whilst MacKinnon Country House Hotels trading position has progressed during their tenure, personal circumstances have been the catalyst to restrict the on-going development of the business. The sale offers an excellent opportunity for new proprietors to rejuvenate business expansion, capitalising upon the trading strengths of MacKinnon Country House Hotel itself, the locality and the perennial appeal of the Isle of Skye. The vendors are reluctantly selling the business to afford themselves the opportunity to consider other lifestyle options. They accept that new motivated owners could drive the business to greater prosperity and profitability.

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7 TRADE The business operates as a Country House Retreat and clientele are drawn from a number of sources affording a year-round trading platform and income stream. During the summer months the hotel attracts a high number of discerning guests who are looking for accommodation which offers traditional comfort and modern facilities. The business draws much of its trade from pre-booked contracts from groups and individuals utilising organised tour operators. Further income streams are drawn from the many holiday makers who visit Skye. During the peak season it is fair to say that vacant rooms are few and far between in the Isle. The hotel provides full services to residents offering bar and restaurant facilities. However, the current proprietors concede that they restrict food service to suit their personal circumstances. The business employs 6 full-time staff during the summer on seasonal contracts; part-time staff are employed as required. LOCATION The Isle of Skye, or in Scots Gaelic Eilean A Cheo meaning Misty Isle, is located on the north western coast of Scotland and is a world-renowned holiday destination for a great number of reasons, appealing to a wide range of people. The nearby Cuillin Mountains exude an ongoing magnetism to walkers and climbers alike. Fishing, golf and genealogy are constant attractions whilst breath-taking scenery, castles, distilleries and a Highland welcome lure a regular stream of foreign visitors to this special Island. The Hotel s strategic location on Skye enables it to capitalise upon these and many more business drivers which combine to provide a year-round trading platform. The village of Kyleakin is known as the gateway village to the Isle of Skye and is located across from Kyle of Lochalsh (2.5 miles), which is now easily accessed across the Skye Bridge (Toll Free). Kyleakin, Broadford (7 miles away) and Kyle of Lochalsh provide a full range of services and facilities to both local inhabitants and tourists alike. The Hotel s location affords access to areas of natural beauty both on the Isle of Skye and the mainland. It is an outstanding location to undertake an odyssey of the West Highlands. The variety of wildlife and ornithology in the area cannot pass unrecognised as this is another attribute which helps establish Skye as one of Scotland s strongest areas for tourism. The abundance of wildlife includes wild deer, pine martin, buzzard, porpoise, the elusive otter and even the magnificent golden eagle.

8 THE PROPERTY Dating from 1912 the hotel is of traditional construction and stands in its own grounds affording seaward views. The subjects comprise of three separate buildings; the main Hotel (3 floors), the Lodge (2 floors), the 2-storey owners house plus a number of external buildings/facilities. Access to the subjects is via a gravel driveway directly off the A87 into well-maintained and mature grounds. THE HOTEL PUBLIC AREAS The hotel s public entrance is directly opposite the main drive on to the site. From a tiled entrance, the main double outer doors lead immediately into the spacious reception area which is fitted with a wooden desk. This brightly illuminated area has a tartan carpet and a number of curio items which sets the scene for this most interesting and traditionally decorated building. Immediately to the right of the entrance is a spacious restroom for public use. Opposite the reception desk is the bar which has a tasteful Heros theme. The pine panelled bar, high quality fixtures and fittings coupled with excellent lighting make this a most interesting venue. To the left is the bright and spacious residents lounge, a most comfortable room in which to relax and absorb beautiful views of the grounds. Set with three comfortable sofas and low coffee tables, there is a large screen TV plus original solid fuel fireplace. Back into the main hallway and to the right is the commodious drawing room, tastefully decorated with items of impressive Edwardian furniture. Also with comfortable soft furnishings and a tiled wood-surround fireplace and brass fire guard, this room lends itself to being a quiet room where guests can reflect on the day s exploration. To the left is the Hotel s attractive dining room again enjoying a tremendous outlook over the stunning garden. The dining room benefits from two glass-panelled walls which are double glazed. Set to 36 covers but capable of seating 50 for functions, this room has modern spotlighting, tasteful up-lighters and attractive ceiling fans. MAIN HOTEL - LETTING BEDROOMS The principle building has 12 letting bedrooms, comfortable and attractively furnished, benefitting from colour televisions, direct dial telephones, Sky TV s and hospitality trays, fridges, decanters and whisky, trouser presses and hair dryers. Although facilities may vary slightly from room to room the quality generally, is very high, with rooms individually decorated. All bathroom facilities are presented in good condition with a number of fully

9 refurbished en-suites reflecting excellent quality of provision. Accommodation is presently configured as follows: GROUND FLOOR: 1. Thompson - Twin double beds (en-suite) 2. MacPherson - Double (en-suite) 3. Murray of Atholl - Twin (en-suite) FIRST FLOOR: 4. MacDonald - Single (private bathroom) 5. MacQueen - Double (en-suite) 6. MacMillan - 4-poster (en-suite with Jacuzzi) 7. Mackenzie - Single (en-suite) 8. Macleod - Family (double and single) (en-suite) 9. Buchanan - Twin (zip and link) (en-suite) 10. Lindsay - Double (en-suite) 11. Douglas - Twin (en-suite) 12. MacNaughton - Single (en-suite) MAIN HOTEL - SERVICE AREAS On the ground floor by the reception are a large store and an adjoining office. This facility is presently under utilised and could be developed into additional letting accommodation subject to the necessary consents. The hotel has a good-sized commercial kitchen with adjacent washing-up area and a separate still room. There is a good level of kitchen equipment provision plus a separate laundry room and ample storage space for dry goods with excellent fridge/freezer storage capacity. To the rear of the building is a stand-alone storage shed. On the third floor of the building is a large attic space which is presently used as a storage facility but could be developed in to further accommodation, subject to consents. LODGE The lodge to the rear of the subjects has vehicular access along a gravel driveway. A self-contained unit with its own linen and general storage, this facility is popular with many repeat visitors. This substantial building has six en-suite letting bedrooms plus one staff bedroom as configured below: GROUND FLOOR: Fraser - Twin (en-suite) Anderson King-size zip and link beds (en-suite) Stewart - 4-poster (en-suite) Gordon - (staff accommodation utility room) First Floor: Ramsey - Family room (double and 2 singles) (en-suite) Maclean - King-size zip and link beds (en-suite) MacKay - King-size zip and link beds (en-suite) PRIVATE HOUSE The owner s occupy the 4-bedroom detached house within the grounds located to the rear of the main subjects. This spacious family accommodation has, on the ground floor, a lounge with electric fire, a large kitchen/dining room, a double bedroom, shower room and under-stairs storage. On the first floor there are a further three bedrooms (2 double and 1 single) plus a family bathroom. This accommodation benefits from oil-fired central heating.

10 STAFF ACCOMMODATION Staff presently occupy rooms within the hotel and lodge plus use a self-contained static caravan located within the grounds. GROUNDS This is an extensive property with direct access onto the A87. There is car parking for approximately 15 cars. The grounds are maintained to a good standard and extend to 4.1 acres. There are numerous out buildings. There is a fruit garden / orchard. SERVICES The hotel benefits from mains electricity and water, with private drainage. Oil fired central heating and propane gas for cooking are on-site. LICENCES The business has been granted a premises licence in accordance with The Licensing Scotland Act 2005 and details of the Operating Plan will be made available after viewing. TRADE Full trading figures will be made available to genuinely interested parties subsequent to a formal viewing. PRICE Offers over 799,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation. DIRECTIONS Glasgow 168 miles, Inverness 80 miles, Broadford 7 miles see map insert. WEBSITE EPC RATING The EPC rating of the property is tbc. FINANCE & LEGAL SERVICES ASG Commercial Ltd 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 licence transfers. VIEWING All appointments to view must be made through the vendors selling agents: ASG Commercial Ltd, 17 Kenneth Street, Inverness, IV3 5NR Tel: Mob: (Paul Hart) Mob: (Jackie MacGregor) E: info@asgcommercial.co.uk Web: 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. Hotels Guesthouses Licensed Retail Offices Industrial Units 17 Kenneth Street Inverness IV3 5NR Telephone Contains Ordnance Survey data Crown copyright and database