10 bedroom guest house for saleMorven House Guest House, Novar Road, Alness, IV17
- Business for sale
- Use class orders: C1 Hotels
Morven House is a substantial and attractive Georgian style Scottish villa dating back to circa 1840. This substantial and elegant stone built property is prominently located on the edge of Alness. Set in an elevated position within extensive mature gardens, this outstanding prospect enjoys a prime roadside frontage with excellent signage whilst also affording ease of access. Currently operating purely on a bed and breakfast basis, the property radiates character and charm, where comfort, service and quality feature highly. Turnover is generated from the six letting rooms and the self-contained 2-bedroomed accommodation unit. The proprietors operate their business effectively to ensure a good level of turnover. There is undoubted potential to trade the business to a higher level and to diversify the business aspects further. In addition to the accommodation units the business benefits from a large utilitarian unit which has been used in the past as a craft shop but could be developed into additional letting units or a café / catering facility.
The current owners have upgraded the property in terms of décor and fixtures and fittings, investing time and finance, presenting the property to the market in walk-in condition. In addition they have also invested in the capital aspects of the property with the upgrade of the drainage system and development of the retail unit. The excellent property, good owner's accommodation and service areas, attractive guest facilities and established gardens come together to form this attractive, stylish and well established guest house opportunity.
The present owners bought Morven House in Oct 2011 and it has offered them an enjoyable, rewarding and successful lifestyle to date. There is undoubted capacity to increase turnover and therefore profitability through the provision of meals. Another attractive feature of this property is the expansive gardens and additional under-utilised buildings which provide some scope for further development subject to necessary consents. Due to on-going health issues the proprietors have chosen to bring this excellent home and income opportunity prematurely to the market.
The Town of Alness is set adjacent to the busy A9; the arterial route from Inverness to Thurso. The property is most convenient for guests wishing to walk to the excellent range of nearby shops, restaurants etc. Alness is well served with facilities and services for visitors and residents alike. The location of Morven House ensures that it benefits from the busy tourist season but also profits from the industries based within the region thereby affording year-round business activity. The town is centrally located for exploring the wider Highland area and taking in its many attractions. Inverness, Culloden Battlefield and Loch Ness are all within a day-trip distance. Outdoor pursuits such as bird watching and fishing also draw a great many visitors to the region who take advantage of the abundance of wildlife. Within the Cromarty Firth seals are readily observed and in the Moray Firth dolphins are a great attraction. For the dedicated golfer there are a number of outstanding quality golf courses within the immediate area, the most famous being Royal Dornoch. Castles, potteries and distilleries offer the more leisurely tourist ample places of culture, interest and history to visit. Alness enjoys a very good geographic location and is an ideal base from which visitors can continue their odyssey of Sutherland, Caithness and the West Coast.
Of traditional stone construction Morven House presents a charming detached Georgian villa under a slate roof with two single story extensions. The attractive walled frontage and a long-driveway leads to ample car parking for guest and owners' vehicles. Extensive gardens provide superb surroundings for guests and an excellent level of amenity for the owners.
A generous shared driveway leads to the wooden double-door entrance portico which opens into the spacious hallway forming the main reception area for the guest house. The initial impression gained on entry to the property reflects the age and style of this quality building which possesses a number of original features including high skirting boards, ornate cornicing and ceiling roses. On the ground floor there is a smart owner's lounge which is presented to a comfortable standard. This lounge, situated to the right of the reception hall, has beautiful ornate cornicing, an elegant ceiling rose centered within a high ceiling and deep skirting boards; all reflective of the origins of this impressive property. The room has a wood-burning stove set in a most attractive original surround. The bay window allows for excellent natural lighting and faces to the front of the property facilitating easy reception of guests. To the left of the reception hallway is a bright and commodious breakfasting room. Within this room is the bar which boasts an original wooden floor and is used for alcoholic services, should new owners also wish to undertake this provision they will need to obtain the necessary consents. The breakfasting room has the capacity to provide an evening meals service with its large bay window and wooden floor, it possesses a restful and relaxing ambience. Wall lighting and other fittings are in keeping with this most attractive property. There is a disabled W.C. on the ground floor for guest use. Also on the ground floor is an en-suite bedroom. Stairs lead to 5 further en-suite bedrooms on the first floor.
Morven House currently has 6 letting bedrooms to sleep 15 guests as follows:
Room 6 - Twin / double - en-suite shower room
Room 1 - Double (with bed settee) - en-suite shower room
Room 2 - Family Room (double and single beds) - en-suite shower room
Room 3 - Single - en-suite shower
Room 4 - Family Room (double and single beds) - en-suite shower room
Room 5 - Double - en-suite shower room
All bedrooms benefit from modern en-suite facilities. The bedroom located on the ground floor provides access to facilities for less able guests. All rooms are very comfortable, have controllable central heating, Free-view television, radio alarm clocks, complimentary toiletries and tea/coffee hospitality trays. The rooms are attractively furnished and decorated to a good standard.
The self-catering unit has its own private entrances and is configured to 2 bedrooms, family bathroom, large lounge and kitchen. The unit can be utilized for self-catering accommodation or for family groups seeking bed and breakfast. This facility could also be used for extended family accommodation.
Adjacent to the main house is a large general utility building which has been used as a craft shop. This spacious building has potential to be used for a wide range of activities subject to obtaining the necessary consents.
SERVICE AREAS / PRIVATE ACCOMMODATION
The owner's currently make use of a large bedroom with a modern spacious bathroom on the first floor. Additionally, there are a further two bedrooms, ideal for an extended family. The modern large country-kitchen is a most attractive feature of this property with an area for dining and excellent storage. It provides amply work-space, meeting both business and personal requirements. There is also a large utility room with good storage and a W.C. for family use.
Morven House is a substantial property and benefits from a prime roadside trading position. There is ample parking for business needs and owners use. Attractive mature gardens extending to circa 2 acres and are mainly laid to lawns. There is a most attractive outside seating area for customer use. There is a wide range of external building including a garage, and numerous buildings for storage etc. A significant feature of this sale is the spacious grounds and the potential for further development. Within the garden area is a poly-tunnel measuring 36 ft x 14 ft.
Within the present range of accommodation there is scope to add further accommodation to the rear of the property subject to planning consents. There is also the opportunity to introduce more fully the provision of evening meals together with a table license subject to consents. These measures would significantly boost turnover beyond its presently successful level with limited associated capital outlay.
There is also potential to develop the grounds either as amenity space or through the building projects. There is extant planning permission to have a garden centre within the subjects.
The subjects benefit from mains utilities; electricity, water and drainage. Heating is sourced from electric radiators and the wood-burning stove in the lounge. The main house has an integral fire alarm system. There are eight security cameras (one of which is located in reception and another in the dining room), mainly used as a management tool. The property is partially double glazed.
The present trading pattern provides a most comfortable family home and a sound potential income. Due to the ill-health of the vendors trade has been restricted. Full trading figures will be made available to interested parties subsequent to viewing.
Offers in the region of £399,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. There are a number of items currently being leased that are included. Stock at valuation.
From Inverness take the A9 north continuing on the A9 over the Tore roundabout and the Cromarty Bridge. At the A817, turn off the A9 towards Alness; the Guest House is on the left and is clearly sign-posted just as you enter the town. Inverness 22 miles, Tain 14 miles and Dingwall 11 miles; see map insert.
The business has a liquor licence under the Licencing Scotland Act 2005 and a copy of the operating plan is available to interested parties, which details operating practices.
The property has an energy rating of G.
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