The Highlands Commercial Property Specialists A S GCommercial AA SG SG THE STATION GUEST HOUSE, AVOCH, INVERNESS-SHIRE, IV9 8PP S Substantial, attractive and licensed Guest House in the popular destination of the Black Isle near Inverness Superb roadside trading location in the picturesque village of Avoch on the shores of the Moray Firth Includes 9 excellent quality en-suite letting bedrooms with a bar and charming dining facility to seat 40 covers 4-bedroom owner s accommodation and excellent family spaces including superb service areas Outstanding potential to operate as a hotel should new owners wish to revert it to it prior operating model Hotels Guesthouses Licensed Retail Offices Industrial Units York House 20 Church Street Inverness Telephone 01463 236123 Offers Over 45,000 (Leasehold) Rent 35,000 Per Annum www.bedandbreakfastsales.co.uk
DESCRIPTION The Station Guest House, 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 wellestablished 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 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 business drives turnover mainly from accommodation with some additional income from food and wet sales. Until recently the business operated as a Hotel but due to family circumstances the owners now restrict trade. New owners could choose operate as a guest house or could, if so desired, resurrect the 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 business boasts a well-appointed dining area off a comfortable bar. The owners maintain a restricted level of food service despite a much higher proven demand. They also undertake functions for weddings, celebration meals etc but by prior appointment only. 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. Though they have enjoyed their time as proprietors, it is a change of personal circumstances that brings the property prematurely to the market. This leaves new owners with the opportunity to develop this highly attractive business to the next level. Avochs origins are as a fishing village dating back to the end of the 1500s: some say it was founded by the survivors of a Spanish Armada vessel wrecked here in 1588. At the beginning of the 1800s a planned expansion to accommodate Highlanders from the Highland clearances drew together a number of disparate settlements around the new harbour. Today the village with its thriving busy High Street is full of charm and character and is an appealing residential village within commuting distance of Inverness, the Highland Capital, which 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 Highlands of Scotland provides a high quality of life with culture, sport, the great outdoors and a broad spectrum of entertainment on your door step. There are many business opportunities available for motivated entrepreneurs offering value for money properties providing a home, income and lifestyle seldom experienced elsewhere in the UK. Inverness and the surrounding areas are economically thriving with a strong tradition within the tourism and hospitality sectors.
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 Hotel has three income earning areas; the guest bar, the restaurant and the accommodation. 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 Hotel has 9 high quality en-suite letting bedrooms as the owner has invested in their complete refurbishment within recent times. These rooms are configured to 4 family rooms, 5 double / twin. In total the Hotel can accommodate 23 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 The owners private flat is located over 2 levels with bedrooms located at the garden level which is below the main
Owners Lounge or Bedroom Owners Shower Room service areas and incorporates a total of 4 additional bedrooms with 2 bathrooms. The owner s accommodation has a separate access with parking immediately to the point of entry. At the basement level there is a large playroom for the vendor s children. On the ground floor there is a most generous lounge with an area set aside as a small computer room. The family also use the commodious conservatory for their private use. Owners Accommodation
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 yearround 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). LEASE CONDITIONS Capital Premium: 45,000; Rent: 35,000 p.a. rent; Rent Payments: Monthly in advance; Rent Reviews: Every Five years in line with RPI; Lease Duration: 12 Years plus Option to purchase (100% Capital repayment if within 2 years; 75% if 3 years). Stock at valuation. EPC RATING The property has an energy performance rating of tbc. WEBSITE www.stationhotelavoch.co.uk
A S GCommercial Hotels Guesthouses Licensed Retail Offices Industrial Units York House 20 Church Street Inverness Telephone 01463 236123 Contains Ordnance Survey data Crown copyright and database 2014 www.bedandbreakfastsales.co.uk 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.