THE HEBRIDEAN HOTEL, BROADFORD, ISLE OF SKYE, IV49 9AQ. A S GCommercial. Offers Over 399,000 (Freehold)

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1 THE HEBRIDEAN HOTEL, BROADFORD, ISLE OF SKYE, IV49 9AQ A S GCommercial Offers Over 399,000 (Freehold)

2 Superbly maintained and substantial Highland hotel within the popular tourist destination of Skye Prime trading location with all public rooms facing towards the bay and the Torridon Hills beyond Excellently presented modern traditional and thriving family-run business trading all year-round with strong profitability Nine comfortable letting bedrooms with modern facilities plus one-bedroom owner s accommodation Solid business which possesses the potential for further trading growth

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4 DESCRIPTION The Hebridean Hotel is a popular business situated in a prime trading location with a prominent frontage on to the busy A87. Located in Harrapool adjacent to the ever popular town of Broadford on the Isle of Skye, this iconic holiday destination offers a quality of life many individuals can only dream of. The business has a most stunning setting looking out over the Inner Sound to the main land; with views of both the Torridon Hills and Cuillin Mountains. All public rooms face the bay providing views of some of the most spectacular scenery that Scotland offers. The Hotel caters to a strong year-round demand from local residents and businesses, with tourism significantly enhancing turnover during the spring and summer seasons. The business is an easy-to-operate venture with a simple but highly effective trading model. The owners are hands-on but have the support of a small team of staff. The Hotel has many attractive features including a spacious and most comfortable bar / restaurant area which has a TV and a juke box, with space for up to 50 covers. The letting rooms are excellently maintained with good facilities. The existing trading model offers good returns in terms of profitability but new owners may wish to expand the business by increasing trading hours. Income is derived from the three traditional income streams: wet sales, food and accommodation. However, it should be noted that the current trading ethos is centred on accommodation provision which provides a high profit ratio. Food service is limited to evening provision therefore leaving ample scope to develop the breakfast and lunch-time trade, especially during the high season. New owners may indeed look to provide a café style provision. An attractive feature of the Hebridean Hotel is that it offers great flexibility in operation. For example the business could run profitably on a purely bed and breakfast basis. A key selling point of this vibrant business is that over recent months many aspects of the property have been refurbished and all public areas have been redecorated with new floor coverings throughout. The bar / dining room has modern furniture, presenting this business in a truly walk-in condition. Extensive redecoration, new double glazing, upgraded room facilities plus the forward plan to replace the central heating boiler indicate the owner s commitment to maintaining a fully functioning business. Therefore, new operators would not be required to spend further significant capital expenditure within the foreseeable future. In addition to the quality and comfort of the property, the vendor s take great pride in the level of service provision utilising local produce where possible and the Hebridean Hotel offers a selection of traditional cask ales. The present owners bought the Hotel in May 2013 and have enjoyed a rewarding and successful business to date. Running the Hotel to meet their exacting standards has resulted in much repeat trade and the forging of many friendships with regular guests. The incumbent proprietors have been improving the business year-on-year. It is their desire to retire from the hotel sector that brings this interesting and profitable venture to the market. LOCATION The village of Broadford is a large settlement on the Isle of Skye with a population of about 600. Broadford lies approximately 7 miles north of the Skye Bridge and Portree the islands capital is some 27 miles to the north where secondary schooling is available with primary schooling in Broadford itself. The thriving village provides excellent local amenities, including a supermarket, bank, church, builder s merchants, 24 hour filling station, post office, several craft shops, hotels, bars and restaurants etc. Facilities also include a hospital and medical centre. Broadford has two piers which make it ideal for boats and other water sports interests. The village is an ideal and popular base for exploring the rest of the Island. The surrounding area boasts a wide range of activities that can be undertaken such as golf, guided mountaineering, cycling, nature walks and fly fishing to name but a few. Skye s rugged Cuillin Mountains are known to walkers and climbers the world over and visitors are drawn to the spectacular Trotternish Ridge. In addition there are many prolific hill lochs offering the angler an opportunity to catch spectacular native wild brown trout. In addition to tourism, the Island is highly popular with naturalists and ornithologists who find birds of prey, waders and a host of seabirds in the locality.

5 THE PROPERTY Of modern block construction, the Hebridean Hotel is a substantial detached property built in the 1970s. The style of property is indicative of the era and the internal aspects reflect modern standards. Accommodation is laid out over three floors; it is double glazed throughout and fully compliant with food hygiene / fire regulations. PUBLIC AREAS Entry to the Hotel is via a spacious and well-presented reception area with an information table and comfortable bench seating. To the right is a door that leads to ladies and gents bathroom facilities which are presented to a good standard with modern units and wet-wall. In addition there is a fully compliant disabled W.C which also couples as a baby changing facility. This hallway leads to stairs and subsequently on to the 9 guest bedrooms on the 1st and 2nd floors and owners accommodation. There is also a telephone situated in the Hallway. Another door from the reception takes guests into the expansive lounge which is set to free-standing tables and chairs plus some fitted booths for up to 50 covers. A wooden bar adds to the pleasant character of the internal aspects of the property and is fitted with the ability to provide cask beer sales and a wide range of whiskies. This spacious area is presented to a modern standard with comfortable fixtures and fittings with a high standard of decor. The initial and lasting impression within this property gives rise to quality and professionalism. The frontage of the lounge provides views of the spectacular scenery on offer and is a key feature that guest comment upon. Within the rear lounge area there is a large flat screen TV. The Hotel is Wi-Fi enabled throughout.

6 LETTING BEDROOMS The business presently has 9 very comfortable letting bedrooms as follows; First Floor: Rooms 1-3 single standard rooms with wash hand basins; these rooms share a shower room Room 4 twin/double room with en-suite shower room Second Floor: Room 5 - twin/double room with bath over shower Room 6 / 7 / 8 - twin/double room with en-suite shower room Room 9 - family room with large en-suite shower room. Double / twin rooms are provided with zip and link beds giving a high degree of flexibility of utilisation. All rooms have excellent modern bathroom facilities and are very comfortable, attractively furnished with televisions and tea/coffee making facilities. PRIVATE ACCOMMODATION The owner s accommodation is situated on the first floor and comprise of a double bedroom, lounge and bathroom. SERVICE AREAS The Hotel has an excellent modern commercial kitchen which is ergonomically laid out and well situated for service provision. Much of the equipment was upgraded in 2015 including new range, combi-oven and refrigeration units. It has a wide range of catering equipment to support a high level of food production and service with a good level of refrigerated and freezer storage. Additional freezer storage is available in the external shed. There is a small laundry room, linen stores and general storage on the first and second floors. A beer cellar with good access for deliveries is accessed via the rear garden. In addition there is a dedicated office with storage just off the main reception area. GROUNDS The Hotels main grounds are to the front of the subjects across the main road. Mainly set to car parking which can accommodate 20 vehicles. To the rear of the subjects is a paved area. There is a shed dedicated to the storage of Hotel equipment and a secondary yard which gives access to the beer cellar. The boiler room is accessed from the rear of the subjects. SERVICES The business benefits from mains electricity and water with private drainage. Oil-fired central heating throughout. The double glazed units on the ground and first floors have recently been replaced and the second floor Velux windows have beed re-glazed

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8 A S GCommercial EPC RATING The Energy Rating of the property is G. 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 This business presents solid trading figures demonstrating a net profit of circa c 32,000. Full trading figures will be made available to genuinely interested parties subsequent to a formal viewing. PRICE Offers over 399,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation. WEBSITE 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 team of legal experts and can act in all legal matters arising to include conveyancing and licence transfers. DIRECTIONS The Hebridean Hotel is set on the main A87 Kyle of Lochalsh to Portree road (See Map Insert). (Inverness 89miles, Portree 27 Miles and Kyle of Lochalsh 9 miles). Contains Ordnance Survey data Crown copyright and database 2016 VIEWING All appointments to view must be made through the vendors selling agents: ASG Commercial Ltd York House 20 Church Street Inverness IV1 1ED Tel: Mob: Contains Ordnance Survey data Crown copyright and database (Paul Hart) (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 York House 20 Church Street Inverness Telephone