Commercial Property for saleThe Ranch Chalet Park, Delny, Invergordon, Ross-shire, IV18 0LJ
Offers in Excess of 12 ac. | £1,800,000
- Business for sale
- 12 acres (4.9 hectares)
- Use class orders: A3 Restaurants and Cafes, A4 Drinking Establishments and D2 Assembly and Leisure
Ranch Chalet Park is a well-established holiday chalet park located within a rural setting in the heart of Ross-shire. This popular and attractive business enjoys consistent trading levels and working in conjunction with Hoseasons the business generates a good level of income through this arrangement. The Park also generates a high level of bookings through its own website and benefits from a high level of repeat trade from both within the mainland UK and from oversea visitors. The site also enjoys a close working relationship with those industries that flourish due to the oil and gas sectors operating around the Cromarty Firth.
The site is well laid out on generally level ground with a few chalets having slightly elevated positions. With excellent roads and ample parking the site is maintained to a high standard and presented in excellent condition. The chalets are well-spaced out providing a spacious feel and affording a high degree of privacy for guests. Though there are a number of distinct designs, each unit has ample parking and surrounding amenity ground plus a veranda which allows guests to relax and take in the glorious parkland views. The chalets are similarly furnished and decorated to a modern standard, offering a good degree of comfort. All units are maintained both inside and out to a sound standard and there is evidence that the vendors consistently reinvest in their business infrastructure. Examples of this commitment to service are the recently improved tarmac roads and the provision of Wi-Fi throughout the park area. The standardization of the lodges makes for ease of business operation being less labour intensive than guesthouses or hotels which require to be maintained on a daily basis; the chalets are serviced on the changeover days which is normally once a week. This reduces the workload, laundry and management time compared to serviced accommodation.
The site extends to around 12 acres but a most charming aspect of this sale is the right of access to a further 135 acres of woodland and amenity space providing an outstanding area to enjoy carefree walks. Within this area is Loch Katrina which is a 15 minute walk through woodland where guests can fish for Rainbow or Brown Trout or simply use the row boats which are available. The business has excellent amenities on site to include a bar/restaurant and a laundry. The bar/restaurant operates during the main season only and mainly to park guests; there is some scope for new owners to expand this aspect of the business. The new reception building and managers house provide an excellent home and base from which to work. The Chalet Park has a spacious children's play area with a wide range of play equipment. An ever-popular feature of the site is the centrally located deer park. Throughout the Park there are a number of idyllic water features including a meandering burn and pond areas, which add to the serenity of the business location.
The vendors, after 30 years of operating the Ranch Chalet Park, are looking to retire but will continue to live in the area and have offered to assist new owners, where possible, to continue this successful business.
Located near to the arterial A9 trunk road, The Ranch Chalet Park is approximately 26 miles north of the Highlands capital Inverness and is located close to the towns of Tain, Alness and Dingwall. Each of these towns have a strong community spirit and provide for a wide range of social and recreational facilities. The location of the Chalet Park ensures that it benefits from its central location for exploring the wider Highland region and taking in its many attractions. Inverness, Culloden Battlefield and Loch Ness are all within a short drive of the Park. Outdoor pursuits such as hill walking, bird watching and fishing also draw a great many visitors to the area who take advantage of the abundance of wildlife. The area boasts many natural attractions in and around the Cromarty Firth. The bottlenose dolphins are a most popular attraction, as are the seals that bask on the shores of the Firth. There are also common sightings of the minke whale in the waters around the Cromarty Firth; boats trips from Cromarty and Inverness provide a great opportunity to see these majestic creatures in their natural habitat. Dolphins can often be seen from the shingle beach at Chanonry Point in Fortrose. The local waters also attract a large number migrating wildfowl and waders. Much of the marine life can be readily observed from the numerous sandy beaches along the coast line. Castles, potteries and distilleries offer the more leisurely tourist ample places of culture, interest and history to visit. The area is renowned for its popular links golf courses, the most famous in the region being Royal Dornoch which is a 20-minute drive to the north. The local area benefits from excellent schooling at all levels and provides a full range of social care facilities. The region has a strong seafaring history and in recent years developed a formidable association with Scotland's oil, gas and renewable industries. The recent re-opening of the Nigg Construction Yard has generated further employment and business prospects for the future. The Cromarty Firths exceptional deep water berthing is the reason for the visitation of cruise liners frequenting the harbor at Invergordon.
Access is via a tarmac access road leading to an open plan site. Following the road round to the right guests come to the reception area; this is also where the Owners / Managers house is located. There is parking to the front and side of this building for up to 6 cars. Throughout the park there are numerous parking areas adjacent to each of the chalet sites. The first set of chalets number 10; 5 each of the Ranch Lodges and Delny Lodges. Continuing on the road it comes to a crossroad straight on are 5 Burnside Lodges and taking the road to the left guests pass the bar and restaurant, then the children's playpark and finally arriving at a further 5 Delny lodges. To the right of the aforementioned crossroads is the Ernie's Lodge.
THE RECEPTION AND MANAGERS ACCOMMODATION
The reception building which encompasses the owners / managers accommodation is of timber construction is a substantial property built in 2008 from finnish timber. The reception area has a ramped access which leads into the reception hallway and counter; a door to the left leads into the spacious main office. Off the reception hallway is a large general and linen store which is conveniently located. There is also a washroom for guest use. The reception has a large area of additional storage in the loft space.
The owner's accommodation has an adjoining door to the office area but also has other separate entrances. The spacious open plan lounge on the ground floor is a most attractive feature. There is a family shower room on the ground floor with WC and wash hand basin. This coupled with an expansive kitchen and dining area provides excellent living space. The kitchen is fitted with modern appliances and ample floor and wall mounted storage units. On the first floor are the four bedrooms which comprise of two single rooms and two doubles. The family bathroom is fully tiled and well-presented with a bath with shower mixer taps, WC and wash hand basin. There is a storage cupboard on the first floor. The Managers House has a garden area to the rear with a garden room for family use.
All the Lodges are of an 'A' frame Scandinavian design with a wooden clad exterior set on a concrete base. Most chalets were built from 1978 to 1982 with Ernie's Lodge constructed around 1990. The lodges are well-maintained both internally and externally. With double glazing and efficient heating the lodges are comfortable. The décor and furnishings are all in good order, with the kitchens being well supplied with good quality fixtures, fittings and ancillary equipment. The Lodges have good separation providing for privacy and plenty of communal amenity space.
There are 10 Delny Lodges which are two-bedroom chalets accommodating up to 5 people. There is a double bedroom, twin room and family shower room. The Delny Lodge can also accommodate a fold-down bed. The lodge has an open plan lounge/kitchen/dining area. The lodge has a balcony. The internal decoration is presented to a good standard. Delny Lodges benefit from free-standing electric heaters.
There are 5 Burnside Lodges. These two-bedroom chalets (double and twin bedroom) sleep up to 4 guests. There is a family bathroom with shower over bath. The lodge has an open plan lounge/kitchen/dining area with a balcony which is accessed through patio doors. Burnside Lodges have oil fired central heating.
There are 5 Ranch Lodges. These three-bedroom chalets can cater for up to 7 people comprising of a double bedroom, two twin rooms and the potential of a fold down bed. The family shower room is presented in good order. The lodge has an open plan lounge/kitchen/dining area with patio doors leading to an enclosed balcony. There is Gas central heating in the Ranch Chalets.
This lodge is a large 4 bedroom unit which can sleep up to 9 guests and is configured to a double, a twin and two rooms set to bunk beds. There is a shower room and a second wc. The spacious open-plan lounge/dining/kitchen lead to a balcony through patio doors. Ernie's Lodge has oil fired central seating.
THE BAR AND RESTAURANT
The Bar and Restaurant (The Old Dutch Barn) is a converted barn of stone and wood construction which exudes character and charm, providing a rustic venue for guests and their visitors. This facility can seat around 80 people. The gas fire with its stone backdrop is a focal point within the establishment. Within the bar is a pool table which proves popular with guests. The bar servery is stone built with a wood counter top being located to the rear of the main service area. The bar has a mixture of gantries and bottle coolers. The kitchen is situated to the rear and is modestly fitted out with a range of appliances and storage units. The current set up easily copes with the level of food service presently being catered for. The vendors accept that this facility could be extended for use by non-resident customers where new owners have a passion for catering. There are disabled, male and female washrooms. The Old Dutch Barn has gas central heating.
The laundry is fitted out with coin operated machines comprising of five commercial washing machines and two dryers. These machines are provided to the site on a lease basis. The site presently utilizes storage above a stable block, which is not included in the sale, and the owners are content to allow the purchaser to utilize this storage space for a period of two years rent free. There is a workshop Portakabin and an additional breeze block structure for storage.
The subjects extend to circa 12 acres with well-spaced chalets with its ample parking, recreational ground and well-maintained tarmac access roads. There are gravel and paved paths leading to the chalets. There is an enclosed playpark with an array of climbing frames, slides etc. and a large grassed area for children to run around freely. A popular feature of the park is the deer enclosure which is central to the site. The sale also provides the purchasers with access rights over a further 135 acres through forests which also encompass a stocked loch with fishing rights.
Though not forming part of the freehold sale, the use of Loch Katrina will form part of the agreement. The current owners presently stock the Loch for fishing purposes. The current owners will continue to sell fishing permits to the residents of the Park. The Loch has a small jetty and guests may use the Loch for rowing.
The site has significant potential to accommodate further lodge development subject to planning permission. There is also some further trading development available where new owners were keen to take on a more proactive marketing strategy and to offer a wider range of services through the bar and restaurant; especially to non-residents for meals etc.
With mains electricity, water and private drainage, the lodges have a mix of free-standing electric heating and LPG gas central heating. Cooking in all chalets is LPG Gas.
The Park currently trades generating a turnover of circa £200,000 with an adjusted profit of circa £100,000. Full trading figures will be made available to genuinely interested parties post viewing.
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- Invergordon (3.6 mi)
- Alness (5.0 mi)
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- Invergordon (3.6 mi)
- Alness (5.0 mi)
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