• Stunning 4-Star quality traditional Victorian guest house, in an excellent trading location within a few minutes' walk of the city centre of Elgin in Moray.
• Trading year-round on a restricted basis, trading 7 high-quality en-suite letting bedrooms plus a further single room and offering charming public rooms.
• Producing excellent adjusted net profits trading just under the VAT threshold from choice, with further trading potential, if desired.
• Excellent modern and private owner's accommodation, of a size seldom seen, offering three bedrooms, one en-suite, large lounge, dining room, family bathroom, utility and access to a private and contained garden.
• Attractive garden grounds to the front, with ample amenity space including spacious off-road parking to the rear of the property.DESCRIPTION
Moraydale Guest House is a spectacular detached property in a prominent setting with strong signage in the City of Elgin. Set on the A96, the main arterial route from Inverness to Aberdeen, this substantial and delightful stone-built property dates from around1880. This stunning guest house retains many of its Victorian features but has been modernised to seamlessly combine the period character and charm with a modern and professional business operation. The rear extension, which extends to 3-bedroomed owners' accommodation, was added in the early 2000s and is of an exceptional standard.
The handsome exterior of the property and cosy ambience of Moraydale Guest House offers quality and service. The trading elements extend to 8 quality letting bedrooms, 7 of which offer appealing and smart en-suite facilities; the eighth bedroom is only let as a family / group room in conjunction with one of the en-suite rooms. The guests benefit from a spacious breakfast room and a characterful sunroom, also for breakfast service. These extensive facilities offer a great deal of flexible accommodation, making the Moraydale Guest House an excellent home and lifestyle business proposition.
The business is presented to a commendable standard with attractive décor plus quality fixtures and fittings. The property has been maintained to an exceptional level and is being sold in walk-in condition with the capacity to operate immediately. Moraydale is a truly "must view" property for someone looking to own and operate a prestigious business and home.TRADE
This successful and sustainable business opportunity benefits from a high level of repeat trade. Trading as a 4-Star establishment, Moraydale Guest House operates throughout the year but the bulk of the trade is achieved during the main season, from April to October. The vendor operates at a fairly leisurely pace through choice at certain times of the year which would indicate that new owners could increase turnover, should they so wish. Moraydale generates a consistently high turnover just under the VAT threshold. A new couple operating the business fully could reasonably generate a profitability in the region of £50k. Income is generated from bed and breakfast sales only from the 7 main letting bedrooms.
Moraydale generates much of its turnover from the many visitors who make Elgin and Moray their destination of choice for holidays. However, the local economy is vibrant which offers much repeat trade from business to business customers. Dr Gray's Hospital is only a very short walk away and many workers and patients use the guest house throughout the year. In addition, the Royal Air Force has a base some 6 miles away at Lossiemouth and this also generates trading activity.
The business utilises a wide range of on-line marketing options which helps maximise occupancy levels including, VisitScotland and TripAdvisor. In addition, it has an effective website () which provides an automated accommodation booking platform. 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 commendable standard, resulting in it having an extremely positive reputation, which is reflected on many review websites.
This substantial business would ideally suit an energetic couple looking for a lifestyle operation, who could bring their flair and energy to maintain the bed and breakfast profitability. Likewise, the business would suit an extended family operation with the flexible family accommodation on offer.LOCATION
The Moraydale Guest House is situated in a prime location close to the centre of the City of Elgin, highly convenient for guests wishing to walk to the excellent range of nearby shops, restaurants etc. Elgin has a variety of facilities for visitors and sits at the confluence of three major tourism "trails" dedicated to golf, castles and distilleries. Moreover, the beautiful beaches along the Moray Coast are but a short drive away. Elgin Cathedral was consecrated in 1224 and the City has been Moray's main centre for over 800 years. With a new leisure centre, Johnson's Cashmere Visitor Centre, the Motor Museum and Baxter's of Fochabers not far away there is a wide range of choice and activities for visitors to pursue. The ancient City of Elgin enjoys an ideal geographic location as a base from which to tour both the Highland and Grampian regions of Scotland.
Elgin is the administrative and commercial centre for Moray and has an excellent bus station, train station and a hospital. There is primary schooling in the city and two secondary schools plus Gordonstoun School is approximately 6 miles away for private education. The larger cities of Inverness and Aberdeen are within easy driving distance, being 38 miles and 64 miles respectively, both of which have airports and regular daily scheduled flights. Elgin is also on a mainline railway system.REASON FOR SALE
The present owner purchased the Moraydale Guest House in 2003 and has enjoyed a rewarding and profitable lifestyle at the helm of this successful business. It is her planned retirement that brings this highly desirable proposition to the market.THE PROPERTY
Moraydale Guest House is a stunning Victorian detached property of traditional construction, built circa 1880. The original subjects are stone built, under a slate roof, the property has accommodation arranged over 2 levels. The original 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. The rooms within the original house are of generous proportions, providing a degree of opulence. The modern extension to the rear aspects, comprising the owner's accommodation, makes this a truly wonderful proposition and was built around the 2000s. Pedestrian access is gained from street level with paths rising to the main entrance. Vehicular access is via a tarmac driveway leading to a parking area to the side and rear of the main subjects.PUBLIC AREAS / LETTING BEDROOMS
The main guest entrance is accessed from the front of the property. Entry is via a solid wood door which opens into the spacious vestibule. A further inner door, which is glazed with beautiful etchings, leads into a charming reception hallway. From the spacious reception area access is gained to the most attractive breakfast room with its impressive triple window and stunning feature fireplace. Set to 5 tables, this is an attractive and spacious area. Through an opening is the sunroom which has a further 2 'bistro style' tables and presents a most popular dining option. From the hallway, attractive stairs with wrought iron balustrades and an attractive stained-glass window add to the ambience of this high-end business. At the end of the hallway, a private corridor leads to the modern kitchen area, which has recently been installed. This well laid out and spacious kitchen serves both the commercial and owners catering needs and links the private accommodation to the main house.
The business has 8 letting bedrooms within the original house which are most beautifully decorated, well-appointed and very comfortable. In-room services are modern and include central heating, hair dryers, tea/coffee making facilities and TVs. Each room has good quality furniture and storage. Letting bedrooms are configured as follows:Ground Floor
Room 6 - Family room with a double and single bed plus attractive tiled en-suite shower room.
Room 7 - Spacious twin with en-suite shower room.
Room 8 - Family room with a double and single bed plus attractive tiled en-suite shower room.First Floor
Room 1 - Large double with well-appointed shower room
Room 2 - Spacious king-size with attractive shower room
Room 3 - Single bedroom with wash hand basin and only let in conjunction with one of the other en-suite rooms.
Room 4 - Commodious king-size room with smart en-suite shower room
Room 5 - Double with en-suite shower roomOWNERS / STAFF ACCOMMODATION
An attractive feature of this sale is the contemporary and spacious owner's accommodation, located to the rear of the main property, and linked by a private corridor leading into the kitchen. The modern kitchen is beautifully presented with a cooking area and working space offering excellent storage and ample working areas for both private and business use. This spacious home has a feature lounge with a cathedral style window and a charming dining room. The lounge has patio doors which lead directly into the garden grounds and has a further private entrance leading directly to the car park. The bedrooms are configured as:
Owner's bedroom 1 - Master en-suite with a beautifully presented shower room plus in-built storage.
Owner's bedroom 2 - Double bedroom with in-built storage.
Owner's bedroom 3 - Single bedroom currently being used as an office.
In addition, the owner's house has a family bathroom and a utility room.GROUNDS
Moraydale has a substantial footprint with a fully enclosed garden boundary with high fencing and stone walls. The property benefits from prominent signage. To the front aspects is a beautifully manicured garden with lawn. In addition, there is an enclosed rear private garden with a patio area. This rear recreational space is mainly set to gravel which allows ease of maintenance. All aspects of the gardens are well-presented. The property also houses a garage and a large general utility workshop. In addition, there is a large dog-kennel in the private garden. The rear and side aspects are set to a large area of tarmacadam for parking up to 8 cars. Access to the main parking is via an attractive double gate.SERVICES
The business benefits from mains electricity, gas, water and drainage. Central heating and hot water are provided via a modern gas central heating system. There is a compliant fire alarm system within the subjects. The building is mainly double glazed. The property benefits from Wi-Fi.
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