7 bedroom hotel for sale

FALLS OF DOCHART INN & FALLS COTTAGE, KILLIN, FK21 8SL

Offers Over £1,250,000

Property Description

Commercial information

  • Business for sale
  • Use class orders: C1 Hotels

Full description

Introduction

With its commanding roadside position at the "Gateway" to the Highland Village of Killin the Falls of Dochart Inn, which overlooks the famous Falls, is an historic and long established "watering hole" and place of escape and refuge, oozing character throughout. The appeal of the bar and restaurant facilities have always been to the fore and the upgraded bedrooms bring the accommodation up to a "boutique" hotel standard. With the inclusion/availability of the adjoining Falls Cottage (now used for self catering), plus the potential lodge developments to the rear, adds an exciting facet to this whole attractive property.

Since purchasing the property in 2001 the sellers have carried out significant improvement and upgrading to the property creating an attractive destination business of appeal to a wide cross section of customers and discerning clientele - and continues in 2017/2018 to invest in the property. The creation in 2016 of Falls Cottage to the self catering market is complimented by the consented lodge development to the rear. The Falls of Dochart Inn currently trades on a seasonal basis only - closing over the winter - which gives an opportunity for, say, resident owners to extend the season and grow the business.

The availability of the Falls of Dochart Inn and Falls Cottage offers new owners an excellent opportunity to acquire an established and rewarding business, with additional scope, including the development of the lodges.

Location

Killin, located at the westerns end of beautiful Loch Tay, is an attractive highland village with a long history linking it to tourist and field sporting pursuits. The area abounds with much for the visitor to enjoy and the ease of accessibility - whether the A827 linking to the A92 to the east; or the A82 to Scotland's Central Belt to the south; or the A85 to Oban and the West Coast - is self evident from a glance at a road map.

The Property

The Falls of Dochart Inn is principally of a traditional construction and the original property is believed to have its origins dating from 1720. The principal accommodation is on 2 levels as follows.

Public areas

There are 3 entrances to the Falls of Dochart Inn. The main entrance leads into a small hallway with doors to the left and right giving access to the Inn's 2 Dining Areas which are linked. From the right hand restaurant steps lead up to the Lounge Bar. With its own separate entrance from the main street, or internally, the Lounge Bar with its stone flagged floors, exposed stonework, walls, vaulted ceilings and natural stone ingle-nook style fire range ensures an atmospheric and characterful ambience.

The separate Coffee Shop/Tea Room also has its own separate entrance from the front, or can be accessed internally, and is a good sized room for casual refreshment and evening dining.

The bar, restaurants and coffee shop, combined provide up 80 dining covers and in the summer the outside terrace can provide a further 40 covers for alfresco dining.

Letting bedrooms

Hotel

7 Letting Bedrooms to sleep 18 (5 double; 2 family inc bunk beds). All bedrooms have ensuite facilities, 4 with bathroom and 3 with shower and are attractively furnished and decorated and equipped with central heating, WiFi, tea/coffee, hairdryer.

Byre Cottage

At the rear is a single storey detached cottage used for self-catering with accommodation of double bedroom, shower room and open plan kitchen/dining/sittingroom.

Service Areas

Good sized main commercial kitchen with wash up room alongside. Range of storage rooms/area and offices. Beer cellar. Laundry.

Owner's Cottage

To the rear is an attached cottage - Rosslee Cottage - which could be utilised as owners private accommodation. It comprises of Ground Floor: Sitting/Dining Room; Kitchenette; Shower Room; First Floor: 2 Bedrooms

Staff Accommodation

On the first floor there are 2 double bedrooms for staff. One shower ensuite and one with separate shower room.

Outside

There is a useful and attractive patio terrace along the front of the property. Ample car parking to the side/rear. Large storage shed.

Falls Cottage

Adjacent and attached to the Inn is Falls Cottage which has accommodation, briefly, of :-

Ground floor: Front door entrance porch to inner hall; living room; small kitchen; utility room; bedroom.

First floor: - 2 bedrooms; shower room.

(Floor plans available on request).

Development

There is a sizeable area of land included to the rear of Falls Cottage. Plans have been prepared and a planning application has been granted to erect two holiday lodges under planning reference 2017/0193/DET. (Outline details and plans can be provided on request.)

Services

Stirling Council (08457 770000). Mains water, electricity and drainage. LPG gas. (Gas fired boiler/ central heating back up as required). The property currently benefits from utility supply from bio-mass and solar panel systems installed at the premises. These are held under a separate ownership but the property and business currently benefits from lower utility costs. The ownership of the systems and the FITS and RHI contracts will be transferred to a purchaser.

Licences

Premises licence.

Website

www.fallsofdochartinn.co.uk

Trade

Trading accounts for the year ended 31st March 2017 show a turnover of 467,338 (net of VAT), with an EBITDA profit of 129,179 before allowance for addition of FITS & RHI payments, on seasonal trading only. The Vendors have advised, based on sales to date, a budget turnover to March 2018 will be c.670,000 (net of VAT), with forecast EBITDA profits of c.180,000. Trading accounts will be made available to genuinely interested purchasers, preferably after viewing the property.

Price

Offers around 1,250,000 for the freehold (heritable feuhold/outright ownership) of the whole Falls of Dochart Inn, Falls Cottage and Lodge Development land properties, complete with goodwill and trade contents (according to inventory) but excluding personal items.

Finance

Colliers International is able to assist prospective purchasers by introducing sources of finance is required. Whilst we do not charge the buyer for this service, we may received an introductory commission from the lender or broker involved.

Offers

All offers should be submitted to Colliers International with whom purchasers should register interest if they wish to be informed of closing dates

To View

All appointments to view MUST be made through the vendor's agents who are acting with sole selling rights.

Directions

Lix Toll 1 mile; Crianlarich 12; Aberfeldy 25; Stirling 36; Perth 42.
From Perth take the A85 signposted Crieff following this route via Comrie/Lochearnhead to Lix Toll from where you follow the signs to Killin. From Stirling take the A84 via Callander to Lochearnhead and then continue on the A85 to Lix Toll. The Falls of Dochart Inn is easily found as you enter Killin before crossing the Bridge of Dochart


More information from this agent

Energy Performance Certificates (EPCs)

Nearest station

  • Crianlarich (12.5 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Colliers International (Hotels), Edinburgh

1 Exchange Crescent, Conference Square, Edinburgh, EH3 8AN

0131 291 0011 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Crianlarich (12.5 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

Colliers International (Hotels), Edinburgh

1 Exchange Crescent, Conference Square, Edinburgh, EH3 8AN

0131 291 0011 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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