5 bedroom guest house for saleKinloch Lodge Guest House, Inverness, IV2 3EU
Offers in Region of £310,000
- Use class orders: C1 Hotels
Kinloch Lodge Guest House is a mid-terrace late-Victorian villa located within the popular business and residential area of Inverness known as the Crown. This attractive property boasts many original period features which are reflective of the buildings origins, providing an element of character and charm. The business benefits from an outstanding trading location within a short walking distance of Inverness City centre. The Guest House is a popular and well-known establishment offering a friendly welcome to its clientele where quality and comfort feature highly in their service standards. Consequently, the business has a strong and loyal customer base with a high level of repeat trade. The current owners have improved the quality of the letting rooms through a systematic upgrading of decor and fixtures and fittings. The property is presented for sale in very good condition bringing it to the market in walk-in condition.
Trade is undertaken on purely bed and breakfast provision trading on a year-round basis. The proprietor's operate the business to suit their own lifestyle preferences due to their personal circumstances. They believe that new owners could drive trade a bit more aggressively thus increasing turnover. The Guest House is currently configured to 5 letting bedrooms but new owners could consider bringing 2 rooms on the second floor into use as letting accommodation subject to consents. Likewise new owners could consider putting their accommodation on the second floor and utilising the ground floor owner's accommodation as a family room. Moreover, new motivated owners with an interest in catering could consider introducing evening meal provision which would provide a new income stream.
The lion share of trade is undertaken during the main season; March - October, but this year-round business allows for a steady income stream during the low season. In common with many guest houses in Inverness income is drawn from a wide customer base which includes golfers, walkers undertaking the Great Glen Way which concludes by Inverness Castle and not to mention business clientele. During the main season tourism is the prime business driver. Kinloch Lodge caters for a diverse range of accommodation requirements from the long-stay vacationers using Inverness as a holiday base to the one-night stopover who utilise the city as a hub moving on to the wider Highland area. The letting bedrooms and guest dining room are presented to a high standard providing a good level of facility. Kinloch Lodge Guest House presents an easily operated and highly desirable "home and income" lifestyle opportunity.
Kinloch Lodge Guest House is located immediately adjacent to Inverness city centre allowing guests to easily access the myriad of nearby shops, restaurants and other amenities. Inverness boasts an extensive range of facilities for visitors including two golf courses, an excellent indoor swimming complex, cinema, bowling alley with ample opportunity to enjoy evening entertainment at a range of venues including Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre are key attractions. Moreover, the property is an ideal base from which to plan a range of day trips, such as distillery visits along the 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 within 2-minute walking distance of the main railway and bus stations.
The present owners purchased Kinloch Lodge Guest House in 2007 and a planned retirement is the main driver for bringing this attractive property to the market.
Of traditional stone construction under a slate roof, Kinloch Lodge Guest House is an attractive mid-terrace villa built in the late 1800s. The property is set over three floors as follows;
PUBLIC AREAS / LETTING BEDROOMS
Entrance to the building is via a small walled front garden that is laid to gravel with a wide array of plant pots which provide a high degree of colour throughout the main season. The main outer door is double glazed and leads to a vestibule featuring an etched glass inner door through which is the bright reception hall. To the left, off the hall, is the breakfast room with a large bay window and gas fire, set to 4 tables and to seat 9 guests. This room could seat more covers if new proprietors wish to introduce an extended catering service. The breakfast room has many attractive features which include a ceiling rose, intricate cornicing and high skirting boards; all of which are in excellent order. The wooden flooring provides a practicable surface which is both attractive and easily maintained. The quality of furnishing within the breakfast room is of a high standard adding to a most relaxing ambience. The reception hallway leads to the carpeted stairway with an attractive cast-iron rail and follows on to the letting bedrooms on the first and second floors.
Kinloch Lodge Guest House has 5 well-appointed letting bedrooms to potentially sleep 10 guests. Rooms are currently configured as follows: 1Family room on the second floor with the remaining rooms on the first floor (1 Twin, 2 Doubles and a single). The family room has its own private facilities with the remainder of rooms having en-suite facilities. All rooms are comfortably furnished with adequate storage and provide television, radio/alarms and hospitality trays. All rooms are pleasantly decorated and have a good quality of bed linen. All bathroom facilities are modern and of a good standard of finish.
SERVICE AREAS/ PRIVATE ACCOMMODATION
The property benefits from comfortable, self-contained owners' accommodation located on the ground floor with private access to the rear of the property. Internally the accommodation is accessed through the kitchen and then onto the lounge. The owners accommodation comprises of a double bedroom and family bathroom plus additional storage. The kitchen is fitted with an 8-ring gas cooker plus excellent under-counter and wall-mounted fitted storage units. On the second floor are two rooms which are presently utilised as a laundry / general store and an office.
The property is well sign-posted and is easily located. The frontage of the building has direct access via a walled garden to the pedestrian pavement on Ardconnel Street. The front garden is laid to stone chippings with plants and shrubs displayed in pots. The rear garden area is mainly laid to hard-standing, paving and gravel providing a pleasant private sitting space. A large shed facilitates ample additional storage. Roadside parking on the main road is available through the issue of permits obtained from the local council. Public parking is available just across from the Guest House and is free throughout the evening.
Energetic and motivated new owners could build upon the extant business model by possibly developing the rooms on the second floor to exploit demand in the peak season. New proprietors could consider introducing a limited catering service.
The property benefits from all mains services; electricity, gas, water and drainage. The building has gas fired central heating and the property benefits from a modern fire alarm system.
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