Bed & Breakfasts for sale in Inverness

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Attractive Bed and Breakfast Opportunity in Inverness

Inverness, Highland, Scotland

  • Freehold Price: £305,000
Seller Reference: Strathblane
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Business Description
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Seller Reference: Strathblane
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Business Description

  • A well-established late-Victorian property trading as a budget accommodation-only business, enjoying year-round trade in Inverness, capital of the Highlands.

  • The business is currently leased out and therefore the vendor cannot provide turnover figures.

  • Easy-to-operate income opportunity within an attractive trading location, currently trading 7 en-suite bedrooms to maximise income.

  • New owners could continue the current trading model operating at arm's length or utilise some rooms for personal accommodation.

  • Equally, the property could be purchased as an investment opportunity on a buy to lease basis, as per the current operation.

  • The property has spacious private gardens to the rear laid to mainly lawn.

Strathblane Guest House dates from the early 1900s and is a stone-built property of excellent proportions. Situated in the heart of Inverness, this attractive building benefits from an excellent trading location just a 10-minute walk to the City centre. This charming trading entity is located within an area of the City which supports many holiday accommodation businesses. A spacious and attractive property, it benefits from a large garden to the rear. Operating presently on a budget accommodation-only basis, Strathblane Guest House is arranged to provide comfortable and affordable accommodation. Extending to 7 letting bedrooms, the operator lives off-site thereby maximising income from the available letting accommodation. New owners could continue this trading model or utilise one or more of the bedrooms for their own personal use. This is a well-established business model, however due to being leased out by the vendor, no trading figures are available. Over recent years the owner has maintained the property to a creditable level. Equally, the property could be purchased as an investment buy to lease business, as per the current operation providing a ROI of between 5.5% - 6%.

The present owner purchased 11 Harrowden Road in 2008 and has enjoyed the rewards of trading such a successful business. It is due to his desire to reduce his property portfolio that brings this excellent, easy-to-operate business opportunity onto the market.

The business generates its income from accommodation-only allocations, offering both short term and weekly room lets. The lack of breakfast provision makes this an easy-to-operate venture. Thus, making it an appealing business for owners with other employment streams or wishing to operate at arm's length. This simple business operation is within a popular area where other accommodation ventures currently thrive. The current trading regime utilises a number of portal websites such as VisitScotland and to generate custom. Due to the business being leased, the vendor cannot provide any trading figures.

Inverness is a highly popular tourist destination with many repeat visitors and as such the business should be able to generate a sound income level. Turnover is also generated from business to business activity. As the Capital of the Highlands, within Inverness there is historically a shortage of letting accommodation during the height of the tourist season and therefore income levels should be reasonably assured. The business does not have its own website and this presents a business development opportunity, especially where an automated booking system, such as freetobook is utilised.

Strathblane Guest House is ideally situated centrally to Inverness city centre, highly convenient for guests wishing to walk to nearby shops, restaurants etc. The business is close to the River Ness offering some excellent outings to Ness Islands across the attractive footbridge. Inverness has extensive facilities for visitors boasting two golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie's final futile attempt to gain the throne in 1746. Whether it be a Whisky Trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles (including Inverness Castle), the property offers an ideal base, being within easy reach of a wide range of visitor attractions. Inverness is also the start and finish point of the North Coast 500 which draws in a number of visitors to the City. Inverness is also at the northerly end of the Great Glen Way. Benefitting from much expansion over the past few years, Inverness has a full range of social and welfare facilities associated with a modern city. The house is within walking distance to both primary and secondary schools.

Strathblane Guest House is an attractive 2-storey building dating from the early 1900s. Of stone construction under a pitched slate roof, the property is presented in generally good condition. The level of fixtures and fittings are of a basic standard. Access to the property is via a ground floor UPVC door which opens into a spacious and attractive reception hallway.

Ground Floor
Set to the rear aspects, this spacious kitchen has ample storage with floor and wall mounted units plus a wide range of modern facilities. A door leads to the large rear garden.

Bedroom 1
This family bedroom set to a double and a single bed, to sleep up to 3 persons. The room is pleasantly decorated and situated to the front aspects of the property. Facilities include an en-suite shower room. The room has a utility area with a fitted fridge and sink.

Bedroom 2
Also, a family bedroom set to a double and a single bed with en-suite shower room with WC and wash hand basin. Sleeping up to 3 persons, this room is well-presented and situated to the front aspects of the property. Facilities include an area with a fitted fridge and sink.

Bedroom 3
Situated to the rear aspects of the property. This comfortable double bedroom benefits from an en-suite shower room.

Bedroom 4
Also Situated to the rear aspects this single bedroom has an en-suite shower room.

Bedroom 5
A twin bedroom with en-suite shower room facilities, this room is set to the rear aspects of the property.

First Floor
Bedroom 6
A comfortable twin bedroom benefitting from an en-suite shower room. This room has a utility area including a fridge.

Bedroom 7
A very spacious family bedroom set to a double and a single bed, sleeping up to 3 persons. The room is pleasantly decorated with a large en-suite shower room with WC and wash hand basin. This room has a fitted area with a fridge.

There is no owner's accommodation currently provided under the extant trading model and property layout. However, there is scope to utilise this property as a family home with capacity to let out four or more bedrooms, depending on personal needs.

The frontage of the building has direct access to street level with a small walled front garden area. To the rear of the business is a large private garden, mainly laid to lawn, providing an attractive recreational space. It might be possible to put a conservatory to the rear aspects thereby increasing owners living space but permissions may be required to do so. Parking permits for the main road can be obtained from the local council.

The property benefits from mains electricity, water, gas and drainage. Central heating and hot water are gas-fired. The building is fully double glazed. The business is fire safety compliant.
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