Fixed Price 385,000 (Freehold) The Station Hotel, Avoch, Inverness-Shire, IV9 8PP
Substantial, attractive and licensed guest house/small hotel in the popular Black Isle near Inverness and on the North Coast 500 route trading on a restricted basis Includes 12 excellent quality letting bedrooms, all en-suite with modern and attractive facilities Charming dining room, with 44 covers and additional conservatory dining facility to seat 40 covers, snug bar and lounge with pool table. Beer Garden set to the side with bench seating, ample parking Outstanding potential to operate as a full hotel should new owners wish to revert to a more full time trading model
DESCRIPTION The Station Hotel, Avoch is an imposing and charming Victorian building dating back to 1892, with sympathetic and functional extensions. Presented with amenity ground to the side and rear, the business is well-established with a commanding roadside presence. It is a substantial and excellent quality establishment, presented in superb walk-in condition following a major refurbishment by the proprietors over the past few years. The business drives turnover mainly from accommodation with some additional income from food and wet sales. Until recently the business operated as a full hotel but due to family circumstances the owners now restrict trade. The business operates 6 days a week, closed on Sundays, and opens for meals and the bar between 5 and 9pm. New owners could choose to operate as a guest house or could, if so desired, resurrect full hotel operation. Income from accommodation is derived from tourists in the main season but a healthy occupancy level is maintained all year-round through business to business provision. The Station Hotel boasts a well-appointed dining area which is open plan and has a fireplace with wood burning stove and seats 40 covers. The conservatory which leads off from this area also features a wood burning stove and can seat around 44 covers. There is a snug bar with a separate entrance from the street but mainly serves residents only. From the bar, access is gained to a lounge area with pool table. The owners maintain a restricted level of food service, however, previously there was a strong demand for lunches and evening meal provision from nonresidents as well as the ability to undertake small weddings and functions and this could be reinstated should new owners wish to do so. The present owners purchased the business in 2010 and have expended a great deal of time, effort and financial resources to bring the property to the market in excellent condition. It is due to a desire to undertake a different project altogether that brings The Station Hotel, Avoch to the market. LOCATION The Station Guest House is in a lovely coastal village overlooking Avoch Bay and the Moray Firth situated about 13 miles north of the city of Inverness, and 8 miles south of Dingwall. Located on the south side of the Black Isle on the A832 between Munlochy and Fortrose, this vibrant village currently has a population of circa 1000. The closeness to the city of Inverness, offers all the facilities and amenities
associated with city living including excellent air, rail and road transport links. Avoch is also a popular tourist resort with B&Bs/holiday accommodation, local amenities, a village hall and the Fortrose and Rosemarkie Golf Club close-by. There are a number of other quality golf courses in the area. In and around Avoch there are plenty of activities for both locals and tourists alike to engage in. Boat trips operate from the village, taking visitors to see the dolphins in the inner Moray Firth at Chanonry Point. Other activities within the immediate area include walking, fishing and nature watching. Loch Ness and its associated castles are only a short drive away and the West Coast is a 50 minute drive. The Station Hotel Guest House is an ideal base from which to explore Inverness and to make a broader odyssey of the Highlands. The Black Isle Show is a large agricultural show held each August which brings an abundance of visitors to the area. A further attraction to the region is the distilleries such as Glen Ord Distillery, Dalmore Distillery and Glenmorangie Distillery; these distilleries have visitor centres providing guided tours. THE PROPERTY Of traditional stone construction mainly under a slate roof with a conservatory extension, accommodation is arranged over three floors. PUBLIC AREAS & LETTING ACCOMMODATION Access to the trading element for the property is from street level. The dining room can accommodate up to 40 diners and is located next to the very smart public bar. Well presented customer bathroom facilities are located just off the main internal corridor and there is also a baby changing facility. The guest house has 12 high quality en-suite letting bedrooms following investment by the owner who has invested in their complete refurbishment within recent times. These rooms are configured to 6 family rooms, 5 double / twin, and a single. In total the guest house can accommodate 29 guests comfortably. All bedrooms are attractively furnished and are well equipped with televisions, tea/coffee making facilities and hair dryers. All bathrooms are presented to a very high standard. SERVICE AREAS The Guest House has an outstanding, very well equipped, large commercial kitchen and wash-up / preparation areas that benefits from modern facilities. This food production area has ample capacity to meet business requirements and is located on the lower level affording excellent access for deliveries etc. The business has ample freezers, a walk-in chill cabinet and a separate dry goods store. There is also a spacious cellar at this level. A large functional manager s office and storage area is situated in the basement area. Throughout the premises there are ample storage areas. OWNERS ACCOMMODATION There is no owner s accommodation with the hotel as the previous owners area was converted to letting bedrooms. However there could easily be some conversion within the hotel to provide owners accommodation once again should this be desired subject to consents.
GROUNDS The Guest House is clearly identified with illuminated signs and floodlighting and its frontage leads directly onto the pavement. To the rear of the property is a spacious garden with seating which proves most popular during the summer months. To rear of the property is public parking. A storage shed is located to the rear of the building. SERVICES The property operates with mains electricity, gas, water supply and drainage. The central heating is gas fired with partial double glazing. The subjects have recently had an electrical upgrade, with fully compliant fire alarm system. LICENSES The business has a liquor license under the Licensing Scotland Act 2005 and a copy of the operating plan is available to interested parties. TRADE The business achieves an excellent level turnover from year-round trade and trading figures will be made available to genuinely interested parties subsequent to viewing. DIRECTIONS Inverness 13 miles and Dingwall 8 miles (see map insert). PRICE Fixed Price 385,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation. WEBSITE www.stationhotelavoch.co.uk
EPC RATING The EPC rating is G. RATEABLE VALUE The Station Hotel is eligible for 100% discount under the Small Business Bonus scheme for eligible applicants. 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. DIRECTIONS See Map Insert. VIEWING All appointments to view must be made through the vendors selling agents: ASG Commercial Ltd, 17 Kenneth Street, Inverness, IV3 5NR Tel: 01463 714757 Mob: 07799 896931 (Paul Hart) 07557 785879 (Jackie MacGregor) E: info@asgcommercial.co.uk Web: www.asgcommercial.co.uk 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 01463 714757 www.bedandbreakfastsales.co.uk