• A substantial and excellently presented Victorian guest house and self-catering opportunity set within the thriving city of Inverness.
• Easy-to-operate "home and income" lifestyle business, enjoying sound profitability.
• Prominent trading location on a major arterial route, in the capital of the Highlands with ease of access to a wide range of facilities and amenities.
• Includes 5 most attractive letting bedrooms and stylish public rooms plus a stunning 2- bedroom self-contained 'garden cottage'.
•Outstanding and spacious owner's accommodation with an en-suite double bedroom, open plan kitchen / living room / office with private access to beautifully maintained garden.DESCRIPTION
Corunna Guest House is a most attractive Victorian property dating from c1885. This property should be considered as a must-view option for anyone wishing to own a prestigious property and a thriving business in the Inverness area. The property is presented in outstanding condition throughout and offers a mix of accommodation; 5 letting bedrooms and a self-contained 2-bedroom cottage. All letting accommodation is presented to an exceptional standard which is reflected in the on-line reviews. In addition to the varied income earning aspects, the owner's personal living space offers a level of comfort seldom seen in such a property. These two aspects combine to make a superb home and income earning proposition.REASON FOR SALE
The present owners purchased Corunna in April 2016 and have enjoyed their short tenure to date. However, due to the need to relocate as a consequence of family health reasons, this superb business and excellent home is prematurely presented to the market.TRADE
Trading from a most prominent location, the business operates as a quality 5-bedroom guest house and a self-catering unit. The current owners provide an enviable level of service and facilities, as noted on a number of web-based review sites. The business has established itself as a popular destination for those wishing to visit Inverness. Corunna has a strong reputation which drives trade from the many holiday makers who visit Inverness and the surrounding areas. Tourism is a key income stream of trade for many B&B's in Inverness. The area attracts a high level of visitors who wish to play golf, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features. However, there is capacity to trade during the low-season as demand for accommodation from visitors and business-to-business related activity remains steady.
The current owners utilise commission based portal websites which generates a steady stream of business year-round. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a well-structured website (www.inverness-guesthouse.co.uk). Corunna has an interactive website utilising the web-platform freetobook and forward bookings for the 2018 summer season are looking very positive. The guest house operates below the VAT threshold but still provides a good level of profitability. However, there remains some scope for new owners to develop trade further should they wish to do so.LOCATION
The centre of Inverness is but a few minutes' walk from the guest house and ideally situated for those either visiting nearby shops, restaurants etc. or working in the City. 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 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. Inverness is a vibrant and growing City and with such expansion comes many opportunities in both commerce and social activities. Such growth benefits established hospitality businesses and ensure a year-round trade.
Inverness is also a popular city in which to live with a vibrant cultural offering and the presence of many social and entertainment venues close-by. The city also has excellent communications links (bus and rail station, with the airport 15 minutes' drive away). Schooling in Inverness is plentiful plus UHI provides a wide-range of tertiary level courses. The welfare amenities in Inverness are also excellent with a major hospital plus many outreach services.THE PROPERTY
Of traditional stone construction under a pitched slate roof with more modern extensions, the original subjects were built c1885 and the extension to the owner's accommodation was completed in 2012. Corunna Guest House is a substantial detached villa with an additional detached cottage set within the garden; the latter being re-built in 2014 and constructed of cavity timber frame. The property is deceptively spacious with accommodation in the main house being laid out across two floors. All areas of the property benefit from double glazing and have been extensively modernised in recent years.ACCOMMODATION
Entry to the property is via a substantial solid outer door which leads into a vestibule and thereafter, through an inner door, is a spacious reception hallway. The hallway exudes the character and charm so well reflected throughout the property. To the left of the hallway is the bright guest dining room which is set to 2 tables where guests eat breakfast together. This attractive public room has beautiful cornicing and a ceiling rose as well as a feature fireplace. Also off the main hallway is a guest lounge set to soft furnishings and with a further working feature fireplace. There is a separate W.C. off the hallway plus under-stair storage. A letting bedroom is accessed off the main hallway with the further 4 being up the stairs to the first floor.LETTING BEDROOMS
In total the guest house has 5 bedrooms (4 en-suite) set within the main subjects. Four rooms are located on the first floor and the 5th room is located on the ground floor making it ideal for less able guests. All en-suites offer modern and smart facilities. Each room is equipped with tea & coffee making facilities, flat-screen television, hairdryers etc. All rooms are presented to an exceptionally high standard and are configured as follows:
Bedroom 1 - First floor - Double with wash-hand basin (let in conjunction with room 3) Bedroom 2 - First floor - Twin with en-suite shower room
Bedroom 3 - First floor - Twin/super-king with Zip and link beds and en-suite shower room
Bedroom 4 - First floor - Double with en-suite shower room
Bedroom 5 - Ground floor - Double with en-suite shower roomGARDEN COTTAGE
The garden cottage offers a flexible trading element to the business. This self-contained cottage has been tastefully decorated and fitted out
to provide a most stunning accommodation unit. The cottage has an open plan kitchen / dining area and lounge with tiled floors throughout. The kitchen units are modern and attractive. There are two bedrooms; a twin room with en-suite shower room plus a king-size bedroom. In addition there is a large separate shower room. The cottage also benefits from underfloor heating throughout. This attractive aspect of the sale comes fully furnished with quality fixtures and fittings.GROUNDS
With excellent signage, Corunna is a substantial property benefitting from a tremendous trading location in the City of Inverness. The main frontage of the building has a prominent roadside location and offers easy access with a tarmac driveway. Laid to the front aspects is an area of lawn fronted by a wrought iron fence. A paved path leads to the front door. To the rear is a spacious garden mainly laid to lawn with a charming area of raised bedding and patio area with garden furniture. The large garage is where the laundry is located and also offers ample storage. Within the garage are two Worcestershire boilers. There are 6 parking spaces for owner/business use.SERVICES
The property benefits from mains electricity, gas, water and drainage. Central heating and hot water is gas fired. The owners’ accommodation and the garden cottage benefit from underfloor heating. The Guest House complies with environmental health requirements and has a fire alarm system. The property has Wi-Fi throughout.
Is accommodation included?:
A most attractive feature of this sale is the lovely and well-presented owner's accommodation. The owners retain a suite of rooms on the lower ground floor to include an excellent king-size bedroom with fitted wardrobes. Off the bedroom is a dressing area which leads to a stunning en-suite with high quality fixtures and fittings, tiled throughout with a bath and separate shower. In addition, there is a very smart open plan kitchen (centre isle / breakfast bar) with lounge area and office space.