7 bedroom guest house for saleAcorn Guest House, Bruce Gardens, Inverness, IV3 5EN
Offers in Region of £455,000
- Rarely available excellent quality 4-Star AA / 3-Star STB Highland Bed and Breakfast
- Easy-to-operate business model producing good turnover from year-round trade
- Outstanding "home and income2 lifestyle opportunity within a truly immaculate property
- Superb trading location, 5 minutes walk to city centre of Inverness, capital of the Highlands
- Six outstanding en-suite letting rooms, with spacious and elegant public rooms
- Highly attractive owner’s accommodation plus an extensive recreation suite
Acorn Guest House is an attractive and substantial detached property enjoying an excellent trading location close to Inverness City centre. In addition, the business is set just off the main Fort William to Inverness route (A82), a major thoroughfare through Inverness, affording excellent accessibility for guests to the accommodation and onward to the City centre. This property has been extensively upgraded and maintained by the vendors and must be viewed to fully appreciate its desirability. Operating as a Bed and Breakfast, Acorn Guest House offers a traditional Highland welcome to its guests where the owners take every effort to ensure the comfort of their guests. The level on service on offer has been acknowledged by a Trip Advisor Excellence Award 2013.
The 6 en-suite letting bedrooms are most comfortable, combining with the attractive dining room, residents lounge and owner’s accommodation to form this highly desirable “home and income” lifestyle opportunity. Presented in immaculate condition, the business is in truly walk-in condition and is reflective of its award of the AA 4-Star rating. The business trades to a consistently high level but under the VAT threshold. The present business operation employs staff as one of the partner’s works full-time; however, new owners who wished to displace the existing staff could generate a higher profit level.
Acorn Guest House is ideally situated centrally to Inverness City centre, only a short walk away, highly convenient for guests wishing to take advantage of nearby shops, restaurants etc. The city itself has extensive facilities for visitors boasting two golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland’s medieval past while Culloden Battlefield and Visitor Centre are most popular attractions with both UK and overseas visitors. Whether it is a Whisky Trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles (including Inverness Castle), the property is an ideal base to explore the many visitor destinations within easy reach of the City. The City of Inverness is a vibrant centre of tourism and commerce presenting many opportunities for expanding this established hospitality businesses. The recent arrival of the Scottish Open at Castle Stuart is testament to the attractiveness of Inverness as a social, recreational and business centre.
The present owners of Acorn Guest House have enjoyed a rewarding stewardship of the business. It is a planned retirement that brings this property and excellent business opportunity onto the market.
Acorn Guest House is an attractive detached villa, of stone construction under a slate roof. Accommodation is laid out on the ground and first floor and the subjects are fully double glazed. The property is presented in excellent condition throughout and has been well-maintained over the years. The property has many attractive features including intricate cornicing, attractive ceiling roses and deep skirting boards.
Entry to the property is via a wooden outer door leading to a vestibule then on to an inner door which is partially glazed. The main reception hallway is spacious and presented in excellent order. On the right as you enter the property is the resident’s lounge which is elegantly furnished. Situated to the left of the reception hallway is the commodious dining room which can provide up to 20 covers. There is a guest washroom on the ground floor just off the hallway. From the hallway the stairs lead to the 6 en-suite letting bedrooms all on the first floor. Guest rooms are configured to 2 doubles, two rooms set with a double and single bed and a further two rooms set with a double bed, a single bed and a sofa bed. The letting bedrooms are set up in such a way that they afford flexible letting options thereby enhancing utilisation. The guest House can accommodate a maximum of 20 guests. All rooms have excellent en-suite facilities and are most comfortable, attractively furnished, have double-glazing, central heating, flat screen television, mini-fridges, alarm clock radios and hospitality trays. The in-room facilities show the vendors attention to detail and desire to provide a comfortable stay for their guests. The Guest House has free WiFi.
Private Accommodation / Service Areas:
The owner’s accommodation within the property is a most attractive feature of the sale. The spacious lounge has an area set aside as an office and a dining area. This room leads to a most attractive conservatory which gives access to the side garden area. The owners have a large double bedroom for their personal use with en-suite facilities. The bedroom has ample storage with fitted wardrobes. With access directly into the owners lounge and dining room the business benefits from a good-sized well-appointed bright commercial kitchen. The business has ample storage and a laundry/ utility area.
Access to the property is via a shared tarmac drive. The subjects have excellent privacy with trees providing coverage on three sides. A spacious car park to the rear can accommodate up to 6 vehicles. The frontage of the property has a small and easy to maintain garden with a seating area. The grounds to the front have an attractive stone wall. To the rear of the subjects is an excellent recreational facility including a steam room, sauna, mini-gym and shower room. A separate outdoor structure houses a hot tub.
The subjects benefit from mains electricity, gas, water and drainage. With gas fired central heating and double glazing throughout, Acorn Guest House is a comfortable property. The business is fully compliant with fire requirements with a zoned fire alarm system.
Current trade is IRO of £70,000 p.a. A breakdown of income figures will be made available to interested parties subsequent to viewing.
New owners may consider the provision of evening meals to maximise income.
The property has an energy performance rating of ‘tbc’.
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- Inverness (0.7 mi)
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