11 bedroom guest house for sale

Tenure: Freehold

Situation
Ayres Guest House is located on Victoria Crescent which is situated on the popular sea front in Oban.

Oban, known as the Gateway to the Isles, is a busy port with an attractive sea front and busy harbour. Caledonian MacBrayne ferries operate serving the Inner Hebrides and some of the Outer Hebrides and it is an excellent base from which to explore the magnificent west coast scenery.

It is particularly popular with sailors as the west coast waters are renowned for their excellent cruising, racing and hospitality facilities.

Oban is also home of the internationally famous Argyllshire Gathering which brings visitors from around the world every summer.

Ayres Guest House therefore provides an excellent base for visiting tourists providing comfortable accommodation close to the main shops, restaurants and amenities in Oban town centre.

The Property
The property comprises an attractive C grade listed mid-terraced town house located on Victoria Crescent which itself is a prime sea front within the town of Oban.

The accommodation of the property is set out over 4 levels with the reception and breakfast room located on the ground floor and the letting rooms located over the first, second and third floors.

The basement level is given over to accommodate the owners’ accommodation which is finished off to a very high standard and is extremely spacious. Additionally, there is a second en-suite bedroom on the ground floor adjacent to the kitchen which can be deemed as owners accommodation.

The public areas have all been upgraded over the past few years and provide very well presented letting accommodation with the rooms at the front having spectacular sea views Furthermore, new secondary double glazing has recently been installed.

Externally the property enjoys a share of access on Victoria Crescent whilst there is a small area of ground owned to the rear. In addition the large area of grass which fronts onto Victoria Crescent is held under joint ownership with other properties on Victoria Crescent.

Letting Bedrooms
The letting bedrooms comprise 11 en-suite letting rooms (3 singles, 1 family, 3 twins and 4 doubles).

The letting bedrooms are located on the first, second and third floors of the property and all are accessed from the front door via the main reception. The letting bedrooms are appointed to a high standard and comprise a mixture of single, twin and double rooms all of which are complete with en-suite facilities.

The rooms are principally appointed with good quality carpets, painted plaster/wall paper walls hospitality trays, hairdryer together with colour TV (Freeview).

Private Accommodation
Located in the basement floor of the property is very well appointed and spacious suite for the owners’ accommodation, which is accessed via stairs to the rear of the reception or from the front terrace. In addition there is a rear access door from this suite.

The private accommodation can be summarised as: living kitchen, 2 bedrooms, sitting room, bathroom, cloakroom and utility room.

In addition there is a kitchen located at ground floor level which can also be used as a living area/day room for private accommodation once breakfasts are finished in the morning. This kitchen provides a large range of floor and wall mounted units with a good range of modern domestic kitchen appliances. There is also a second, en-suite bedroom adjacent to the ground floor kitchen

Services
Mains water, electricity and drainage. Heating to the rooms is provided by electric panel heaters whilst there are electric storage heaters within the owners’ accommodation together with an attractive gas fire.

Rateable Value
The property has a rateable value of £5,500 (£875 of which is apportioned as residential)

Website
www.ayresguesthouse.org.uk

The Business
The property trades extremely well as a guest house bed and breakfast business and to fit in with the owners’ lifestyle and requirements it trades from May to the end of September every year.

The most recent profit and loss accounts show a turnover for year ending 31st March 2010 of £66,300 however the business is capable of producing significantly more income by opening throughout the year and also the potential to open up to evening meals.

The business is extremely fortunate with its location on the Oban sea front which is probably one of the foremost locations for this type of business within Scotland.

The occupancy is therefore extremely high during the months which the business is open and for the current year the tariff has been £35 per person for the double and twin rooms and £38 in respect of the single rooms.

Trading Information
Full historical accounting information will be made available to seriously interested parties after formally viewing the business.

Viewing
No direct approach should be made to the property. For an appointment to view, please contact Steven Hornby on 01631 566122 or email steven.hornby@bellingram.co.uk

Revised Particulars November 2011.