Bed & Breakfasts for sale in Nairn

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Substantial Bed & Breakfast / Self-Catering Business in Nairn

Nairn, Highland, Scotland

  • Freehold Price: £460,000
  • Under Offer
Seller Reference: Hay Lodge
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Business Description
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Seller Reference: Hay Lodge
Request Details
Business Description
• Attractive traditional Victorian stone-built B&B / self-catering business in an excellent trading location within the ever-popular town of Nairn on the Moray coast.

• Substantial property in a strong setting offering views over the Moray Firth towards the rugged mountains of the Northern Highlands and within a few minutes' walk of sandy beaches.

• Trading seasonally, through personal preference, generating turnover from 3 letting bedrooms, a self-catering annex plus a garden room generating a comfortable home and lifestyle business.

• Producing sound adjusted net profits with further trading potential.

• Charming public rooms plus separate 2-bedroom owner's accommodation, offering flexible accommodation uses.

• Attractive enclosed garden grounds with ample amenity space including an external seating area for guests plus off-road parking.

The Hay Lodge is a beautiful, detached and prominent property in an elevated setting. A substantial and attractive stone-built property dating from 1856. This stunning mixed-use accommodation building retains many of its Victorian features but has been modernised to seamlessly combine the original character and charm with a modern and professional business operation. This truly attractive accommodation-led business is superbly located within a short walking distance to the town centre, the wonderful golden sand beaches and the famous Nairn Golf Course.

The striking exterior of the property and warming ambience within its public areas, the Hay Lodge offers quality and service. The trading elements extend to a spacious and charming 1-bedroom self-catering unit with its own private accesses. In addition, there are 3 letting bedrooms within the main building set to the first floor plus an additional garden room offering en-suite facilities. The guests benefit from a spacious lounge over-looking the lawned garden and a lovely dining room. These trading facets combined with the very comfortable owner's accommodation of two bedrooms on the attic floor which both have en-suite facilities / private facilities. These extensive facilities offer a great deal of flexible accommodation, making the Hay Lodge an excellent home and lifestyle business proposition.

The business is presented in excellent condition with the vendors continually developing the physical aspects throughout their tenure. Décor is of a commendable standard. Recently, the owners have installed a quality new kitchen within the main house. Also, extensive new carpeting has recently been laid. The property is being sold as a 'turn-key' operation with excellent fixtures and fittings included in the price. This is truly a must view property.

This successful and sustainable business opportunity benefits from a good level of repeat visitors each year. Over the past few year's turnover, and therefore profitability, was maintained at a modest level due to the trading preferences of the vendors, as they approached retirement. From a restricted seasonal operation, they generated a positive adjusted net profit whilst maintaining and developing the business and property. Income is generated from bed and breakfast sales from the 3 main letting bedrooms plus the garden cottage. Through personal choice, the owners have taken to utilising the 1-bedroom self-contained cottage for personal use. Turnover is mainly generated during the main tourist season (April and October) but there is also scope to trade during the autumn and winter months should new owners so wish.

The business utilises a wide range of on-line marketing options which helps maximise occupancy levels including and TripAdvisor. In addition, it has an effective website ( which could be up-graded to utilise an automated accommodation booking platform, such as free-to-book. The infrastructure of the building has been attended to on a consistently high level over many years ensuring that the business is presented to a high standard, resulting in it having an extremely positive reputation, which is reflected on many review websites.

The business would ideally suit an energetic couple looking for a lifestyle operation, who could bring their flair and energy to drive the bed and breakfast to greater profitability. Likewise, the business would suit an extended family operation with the self-catering unit being used as supplementary family accommodation.

Nairn centre is but a short walk from the Hay Lodge and is ideally situated for those either visiting or working in the Town. The business is also conveniently situated for guests wishing to walk to nearby shops, restaurants etc. Indeed, the Hay Lodge sits opposite two good quality restaurants, ideal for guest not wishing to travel too far for dinner. Located within a few minutes walking distance is this popular seaside resorts acclaimed "blue flag" beach which make this a renowned holiday destination. Nairn has extensive facilities for visitors boasting two championship golf courses, an excellent indoor swimming complex, plus many other social and entertainment facilities. 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 is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. The area proves highly popular with golfers, anglers, ornithologists and naturalists, not to mention business clientele and of course tourism - a key business driver. Nairn has two Championship Golf Courses and the popular Castle Stuart Golf Course is but a short drive. The Moray Firth is renowned for its aquatic life, especially its dolphin population which can be observed from commercial boat trips. Nairn also attracts a significant number of visitors to its Highland Games and Farmers Show in the summer months.

The Town of Nairn is also a popular residential location with excellent schooling and welfare facilities. It has a wide range of social and sporting amenities plus excellent communications links including a bus and rail station. Inverness Airport is about 6 miles from Nairn and the Highlands capital, Inverness is a 16-mile drive.

The present owners purchased the Hay Lodge in September 2005 and have enjoyed a rewarding and profitable lifestyle at the helm of this successful business. It is their planned retirement that brings this highly desirable proposition onto the market.

Hay Lodge is a stunning Victorian detached property of traditional construction, built in 1856. Stone built, under a slate roof, the property has accommodation arranged over 3 levels. The property retains many of its period features including open fires, ceiling roses and high-skirting boards. The building seamlessly blends Victorian charm with modern standards. Pedestrian access is gained from street level from a full height wooden gate with stairs rising to the main entrance. Vehicular access is via a tarmac driveway leading to a parking area to the side of the main subjects. The access level of the property is via a block-paved path and terrace.

Public Areas
The main guest entrance is accessed from a terraced block paving seating area to the front of the subjects. Entry is via double glazed door which opens into the spacious reception room presenting a range of seating and an open fireplace with painted brick surround. From the spacious reception area access is gained to an inner hallway which in turn leads to the guest lounge and the breakfast room. Stairs to the first and second floors give access to all the letting bedrooms and the owner's accommodation. From the reception hallway and to the left is the attractive guest lounge which has appealing alcove display cabinets and a feature fireplace. The lounge provides access to the garden via a double-glazed door and also has a secondary window affording excellent natural light. The appealing breakfast room is set adjacent to the lounge and has two picture windows, also with views over the rear garden area. Set to 3 tables, this attractive space can accommodate up to 12 guests. The breakfast room also has a feature fireplace plus an easy to maintain laminate floor. To the front of the property has an external and private seating area, where during the pleasant summer mornings guest can be served breakfast alfresco but equally enjoy the stunning sunsets the Highlands is renowned for, taking in the refreshing sea air.

The business has a WC on the ground floor off the main hallway. In addition, the 3 internal bedrooms are not en-suite and therefore share two very large and modern bathrooms. The first bathroom has a corner bath, separate shower, wash hand basin and W.C. This modern facility has wet-walling and tiled floors. The second is a very spacious shower room with a large shower, wash hand basin and W.C. This room also boasts a fire place.

The business has 3 letting bedrooms within the main house and the garden room set within a timber building, which is detached from the main property. All rooms are most beautifully decorated, well-appointed and very comfortable; some with sea views. In-room services are modern and include central heating, alarms clocks, hair dryers, tea/coffee making facilities and flat-screen TV with DVD player. Each room has good quality furniture and storage. Letting bedrooms are configured as follows:

First Floor
Room 1 - Spacious twin with feature fireplace, double aspect windows and views to the front aspects.
Room 2 - Large king-size bedroom with bay window to the front aspects.
Room 3 - Family room set to a double and single bed with feature fireplace plus views to the rear garden.

The garden room is a lovely facility and is set to a single bed, offering modern en-suite facilities.

Set over two floors the self-catering flat is within the main subjects and provides spacious accommodation with three access points; one from the main house, a second to the rear and the main entrance to the side. This well-appointed unit has a most comfortable open-plan living space with a modern fitted kitchen and area set to soft furnishings. The tiled floor makes this an easy to maintain facility. The kitchen offers a good range of floor and wall mounted units with a good level of facilities. An under-stairs cloakroom offers an element of further storage.

On the first floor there is a beautifully presented and spacious family bathroom with a bath, separate shower, wash hand basin over vanity units and W.C. This facility is totally wet-walled and has a feature TV. Along the landing is a double bedroom with views to the rear. This smart room has fitted mirrored wardrobes.

The present owners live in the one-bedroom self-catering flat described above. In addition, we understand that previously, the two bedrooms on the attic floor were used by the owners but due to their personal preferences they now occupy the self-contained apartment. The two bedrooms are both very spacious and offer superb coastal views. Each bedroom has an integral shower. One room has an en-suite WC and the other has a private WC set to the landing area.

The business has a substantial footprint and benefits from a large southerly facing lawned garden to the rear. Fully enclosed with a high fencing and stone walls, the rear garden has a patio area. It also houses two general utility sheds and a laundry shed with water, power and lighting. The property has external lighting and an external tap. An area of block paving to the front offers external patio seating, where during the pleasant summer days guest can enjoy the stunning refreshing sea air. There is a full-height gated driveway laid to tarmac and provides access to the businesses carpark which can accommodate up to 4 vehicles. There is a gated entrance to the rear garden.

The business benefits from mains electricity, gas, water and drainage. Central heating and hot water are provided via a modern gas central heating system with a mega-flow water tank which provides ample supply of hot water. The building is mainly double glazed. The property benefits from Wi-Fi.
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