The Kinlochbervie Hotel provides an outstanding business opportunity set within some of the most rugged and stunning scenery Scotland has on offer. The property has a substantial footprint with spacious grounds. The business has undoubted charm and is a very popular ‘fishing hotel’, in an elevated position overlooking the harbor, Loch Clash and wild shoreline. The subjects offer a modern hotel with spacious public areas with some further development potential in terms of the trading aspects subject to planning consents. However, the business operates year-round and in its current situation drives a strong turnover in the region of £300,000 (2013) generating a solid adjusted net profit.
The income earning aspects of this most attractive sale can be summarised as up to 15 good quality en-suite bedrooms, large public bar, an attractive lounge bar / dining room seating 50 and further dining room. It is worth noting that the owners only trade 12 of the available rooms as they utilise 2 for their own use and one is being renovated at this time. It is estimated that 35% of the income derived through the provision of fishing related services. This key income driver is possible as the hotel has fishing rights via a lease from a large local estate. The Hotel has 7 boats and ancillary equipment that are included in the sale. Full details of the fishing on offer are available from the sales agent and information on the leases will be provided post viewing. The location and operation of the hotel ensures that the business benefits from a high percentage of repeat trade. There is also a good level of other business activity generated through mainstream tourism. In addition, the local harbour, NHS and infrastructure providers generate a consistent level of activity throughout the year.
The business offers versatile accommodation and service options to suit a wide range of clientele whether they are families, couples, individuals or groups. The service support areas are excellent and certainly have generous capacity to increase trade. The business trades with mainly part-time staff. Offering a personal service is high on the list of priorities for the vendors. However, they accept that new owners could inject a new lease of life into the business. Having operated the business since 2008, it is due to their desire to retire and ill health that they have reluctantly decided to present the business to the market.
REASON FOR SELLING
New owners could easily maintain the current levels of this iconic business and with the use of modern marketing methods and a professional application increase trade significantly. The sale of the Kinlochbervie Hotel represents an exceptional opportunity for new owners to own a prestigious property and operate an impressive business which has a strong tradition and is set amidst some of the most stunning scenery in the UK. There is a separate 1-bedroom owner’s cottage within the grounds.
The property is of modern construction under a pitched tiled roof. The present main building dates from c1968 and reflects many modern features. The Hotel was purpose built on the grounds of a previous property which succumbed to a fire. The accommodation is set over two levels and reflects modern standards in keeping with its STB 3-Star status. The property boasts comfortable guest facilities bringing together modern amenities and character. The public areas are pleasantly furnished and attractively decorated. The property’s inspiring location with elevated views to the coast and hills provides a high level of appeal affording both the proprietors and guests excellent amenity space and a wonderfully relaxing environment.
The Hotel’s main entrance leads via a vestibule into the spacious reception area where there is the reception counter and office behind. The lounge/dining area to the left of reception has a capacity to seat approximately 50 guests and is set to free-standing tables and chairs plus some soft furnishings. The lounge has its own bar which is back to back with the public bar. The views from this lounge area are tremendous with its double aspect windows affording vistas of the harbour and coastline. The Hotel’s main bar area, is set to tables and chairs. This vast bar benefits from a long servery counter, has two darts areas, a pool table, juke box and benefits from a wood-burning stove. This area has a strong nautical theme and is popular with tourists and locals alike. At one end of the bar is a large bay window with a raised stage area, ideal for music nights etc. There is a further dining area to the right of the reception area which is mainly utilised as a breakfast room but this large room has been used as a function venue in the past. The bar has its own dedicated W.C.’s plus there are separate washrooms off the reception area. Stairs lead to the first floor and the letting bedrooms.
The 15 letting bedrooms are situated on the first floor of the hotel, are well-decorated and furnished to a good standard. The rooms are generally spacious with smart en-suite facilities which include baths with shower units over. In room facilities include TV, hospitality trays and towels. Of the 15 potential letting bedrooms, the owners utilise 2 for personal use and 1 room is currently being development. Rooms are configured as follows:
Room 1 - Family with double and single bed.
Room 2 - Family with double and single bed.
Room 3 - King-size.
Room 4 - Double.
Room 5 - Family with double and single bed.
Room 6 - Family with double and single bed.
Room 7 - King-size.
Room 8 - King-size (currently used by the owners).
Room 9 - Twin.
Room 10 - King-size (currently used by the owners).
Room 11 - Single (currently being developed).
Room 14 - King-size.
Room 15 – Twin.
Room 16 - Family with double and single bed.
Room 17 - Triple (3 x singles).
The commercial kitchen is very well-equipped and functional with good ancillary preparing and support rooms including excellent dry-goods, refrigeration and freezer storage. There is a cellar, numerous housekeeping cupboards, laundry room, boiler room and staff washroom. There is an office to the rear of the reception desk.
The Kinlochbervie Hotel is set within spacious grounds and the boundary is demarked by dry walling and good quality farm fencing. The grounds are mainly laid to grass. There is a number of bench seats within the grounds. Ample car parking on tarmac areas for up to 30 cars is available. Outbuildings are used for general storage and guest use for bikes etc.
Mains electricity, water with private drainage. LPG gas for cooking, heating and hot water. Some electric panel heating is used to supplement the central heating system. The hotel is double glazed. The business is fully fire compliant with a new system being installed in 2015.
Kinlochbervie Hotel is a successful business trading profitably from approximately 7 months trading. Full accounting information will be made available to seriously interested parties subsequent to viewing.
The business operates a license under the Licensing Scotland Act 2005 and a copy of this will be made available to interested parties post viewing.
The hotel has the fishing rights on the Rhiconich Estate, sells permits for the Sandwood Estate and the Kinlochbervie and Durness Angling Club. The fishing offers excellent salmon and sea trout fishing on a number of lochs and rivers plus numerous wild brown trout lochs to challenge the most intrepid fisherman. The hotel owns 7 row boats which form part of the sale and provide local ghillies by arrangement. Drying facilities are available as well as freezing, hot smoking and vacuum packing for your catch. Full details of the extant lease will be made available to interested parties through the selling agents. It will be incumbent upon new owners to agree any future lease with the landlords.
Number of bedrooms: 1
The owners’ cottage is situated within the grounds and is configured to sitting room, kitchen and bedroom (en-suite).
The West Coast of Scotland is famed for its spectacular countryside, rugged mountains, stunning coastline and beautiful beaches. The idyllic scenery and open spaces combine to make the area highly popular with those seeking a relaxing holiday in the Scottish Highlands. The region is renowned for its outdoor activities and there are Munro’s within the area plus many more leisurely walks. The coastal location supports sea-fishing and sailing; the freshwater fishing amidst unspoilt surroundings is another favoured option. The wide range of birdlife and animals roaming wild are a great attraction. Geology groups are often visiting the region and are attracted by the Geopark to the south near Scourie. The region is set along the North Coast 500 route which is increasingly drawing in visitors to the area. The Capewrath Trail, which is a long distance walk from Fort William to the northwestern most point of mainland Britain, Cape Wrath, generates a degree of passing trade. The hotel offers the only bar within the village.
Kinlochbervie is a harbour village in the north west of Sutherland and is the most northerly harbour on the West Highland coast. This small community on the Atlantic coast offers peace and quiet in scenic surroundings. The population is about 450 but is greatly swelled in the summer season with an influx of visitors utilising the guest houses and holiday homes in the area. Much of local industry is based upon fishing with a small fleet of ships based in the harbour but with many more from the east coast of Scotland landing their catches in Kinlochbervie, here they benefit from the large fish handling depot. From here catches are distributed which means that Kinlochbervie has surprisingly good road links, given its remote location and rugged geography. The harbour also attracts a number of leisure yachts, especially in the summer months.
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