• Substantial and successful Hotel offering an excellent self-employment and home situated on the Moray coast in the charming village of Portknockie.
• Prominent frontage providing a strong business branding and trading location central to the village with a mix of trade from tourism and support from the local community.
• Strong and rising trading figures producing a sound level of profitability and return on investment; an ideal first-time venture for new to market operators.
• Year-round trade offering a varied catering provision plus 7 attractive en-suite letting bedrooms and extensive customer areas.
• Excellent service support facilities plus spacious owners' accommodation including lounge, kitchen and large double en-suite bedroom with en-suite facilities.DESCRIPTION
The Victoria Hotel is an impressive property with a commanding central location set within the coastal village of Portknockie on the shores of the Moray Firth. Set in a prominent situation for the many visitors who frequent this increasingly popular tourist area, the hotels bedrooms benefit from seaward views. Dating from the mid-1800s, the hotel has a large footprint and comprises 7 quality letting bedrooms, ample public areas, quality support facilities and spacious owners flat. This easy to operate hotel has a cosy restaurant which can comfortably seat 20 diners plus has an attractive separate lounge bar and public bar area. Externally there is ample parking. The building has been upgraded by the current owners over recent years and is today presented in walk-in condition offering quality fixtures and fittings. In particular, the owners have attended to improving the roof, en-suites and double glazing on the 2nd floor plus in the owner's accommodation making this a well-appointed property.TRADE
The Victoria Hotel is a popular and sustainable business generating a sound and rising level of turnover and profitability. With its attractive trading areas (dining room, lounge bar and public bar) plus the 7 letting rooms, the business has a strong footing within the local community and amongst business to business trade. The turnover is presently split about 65% accommodation and 35% wet and food sales. During the main tourist season there is an influx of visitors that increase occupancy to a high level. The business has a strong reputation for quality and comfort as supported by comments on various review websites.
The mix of clientele provides for year-round trade benefitting from the influx of visitors in the main tourist season (April - October). The business is a hub of the community with music nights, a darts team, pool team and quiz nights. Trading very profitably, the Victoria Hotel is perfectly placed to take advantage of the tourist trade including those touring the North of Scotland. The hotel utilises its own website ( and other portal sites to generate much of the business. Indeed, the use of has resulted in an increase in occupancy and therefore profitability in the past year. Also, the hotel has excellent forward bookings.
The business operates with a small team of staff and opens from 11:00 am to 2:30 pm then 5:00 pm to bar closing which varies. Snacks are served at lunchtime and evening meals are available at dinner time. The business would be an ideal first venture for a couple with a penchant for cooking and who might take the catering aspects of the business to the next level.REASON FOR SALE
The current owner has operated the Victoria Hotel since 2007 and it is his desire to retire due to ill health that brings this attractive opportunity to the market.LOCATION
Portknockie is a picturesque cliff-top community overlooking the Moray coast and is a popular location to stay and explore the wider region. The hotel is situated in an elevated location and within walking distance to the marina and the coastal footpath of the Moray Firth which has some stunning rugged scenery along its shoreline. There is also a choice of spectacular walks on pebbled and sandy beaches. The harbour was a traditional fishing village but now welcomes pleasure craft. The seas around Portknockie are home to a wide range of sea life and birdlife, the most popular are the Bottlednose Dolphins. The village has a population of around 1200 inhabitants with supporting amenities to include local shops, post office, chemist and primary school. The nearest town of Buckie, about 5 miles away, offers numerous leisure facilities including a leisure centre with swimming pool, two links golf courses, and outdoor bowling green's. There are major NHS centres within the town, banking facilities, restaurants, cafés, pubs, local shops and supermarkets. The local area offers a wide range of walks and other golf courses. There are many historical castles, cathedrals and monuments within a short drive of Portknockie plus the Whiskey Trail is close by. The River Spey is a short drive away from the hotel and is world famous for its salmon and trout fishing. The angler is spoilt for choice with numerous rivers, beaches and local harbours all within a short distance of this property. A comprehensive East Coast bus network operates through Portknockie and Buckie with the rail network operating from the nearest station of Keith, 10 miles away.THE PROPERTY
Of traditional stone construction under a pitched slate roof, the hotel extends over 3 floors. This substantial property dates from the mid-1800s and reflects many of the decorative qualities of its Victorian origins such as beautiful ceiling roses, charming balustrades etc. However, under the stewardship of the current vendors there has been consistent major internal modifications and redecoration over recent years, now presenting the property to the market as a 'turn-key' proposition.PUBLIC AREAS
Access to the building is from the carpark and leads into a hallway with the dining room to the right and the lounge bar to the left; the public bar is accessed from the hallway or via a separate entrance. There is a disabled W.C. off the main hallway plus a further W.C. on the first floor with baby changing unit.
Dining Room - set to 20 covers, this attractively decorated and cosy area is situated just off the kitchen making for ease of service for breakfasts and evening meals. With a laminate floor covering and being set to free-standing tables and chairs, this room is popular for small private parties.
Lounge Bar - also popular for evening meals, the lounge bar offers an informal setting. This charming area has a relaxing feel and is decorated to a modern standard. The lounge bar can comfortably seat 24 customers and benefits from a back-to-back servery with the public bar.
Public Bar - the public bar has seating for up to 40 customers and offers a traditional pool table, darts lane, juke box and gaming machines. This pleasant area is popular with the local community and the pub has teams that play in the local leagues. Off the bar is a beer garden. There are ladies and gent's customer restrooms off the public bar.LETTING BEDROOMS
There are 7 quality en-suite letting bedrooms which are presented to a high standard with modern shower rooms. The letting bedrooms are spacious and situated on the first / second floors, configured as follows:First Floor
Room 1 - King-size with en-suite shower room
Room 2 - King-size with en-suite shower room with double aspect windows
Room 3 - Double room with en-suite shower roomSecond Floor
Room 4 - Twin double en-suite shower room
Room 5 - Double en-suite shower room with an original feature fire place
Room 6 - Double with en-suite shower room offering views to the coast
Room 7 - Large double room with en-suite shower room with views to the coast
The letting accommodation can sleep up to 14 guests. All rooms benefit from central heating and are equipped with TV, radio/alarm plus tea/coffee making facilities. The business has internet access (Wi-Fi).SERVICE AREAS
The hotel has an excellent commercial kitchen and support spaces. The modern kitchen is well-appointed with an excellent range of cooking and food preparation facilities, capable to cope with a high level of food production. There is a beer cellar, utility / laundry room, dry goods store and an administrative office plus ample storage throughout.PRIVATE / STAFF ACCOMMODATION
An attractive feature of this sale is the smart owner's accommodation on the first floor which comprises, living room, kitchen and en-suite double bedroom. In addition, there is an office which could also be used as a further private bedroom if required; there is a W.C. adjacent to this room.GROUNDS
The Victoria Hotel is a substantial property enjoying a prime site immediately adjacent to the village square with excellent signage. The hotel has a courtyard. Parking is available in the village square and to the rear of the hotel.SERVICES
The hotel benefits from mains electricity, water, gas and drainage. The building has gas-fired central heating with each floor being controlled separately. The hotel is fully fire compliant and meets all EHO requirements. The business benefits from Wi-Fi, CCTV and flood-lighting to the front. New double glazed windows have been installed throughout some areas of the property.
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