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17 bedroom hotel for sale

Seafield Lodge Hotel Woodside Avenue, Grantown-On-Spey, PH26

Offers in Excess of £525,000

Property Description

Commercial information

  • Business for sale
  • Use class orders: A3 Restaurants and Cafes, A4 Drinking Establishments and C1 Hotels

Full description

Tenure: Freehold

Seafield Lodge is a substantial and stunning Victorian property, dating back to 1879. Built by the first Provost of Grantown-on-Spey, who was a carpenter, the property is bedecked in wood panelling. The property has a well-recorded history and is steeped in memorabilia of days gone by. Located close to the centre of Grantown-on-Spey, it is an elegant stone built property offering a warm and friendly Highland welcome to its guests. Over recent years the owners have continued to develop a business where comfort and quality feature highly and consequently present the property to the market in excellent condition. The business operates successfully year-round achieving good levels of turnover and sound profit conversion ratios. The substantive property, spacious owner’s accommodation, smart guest facilities and strong trading figures come together to form this excellent opportunity to purchase a well established hotel business with significant potential for further development.
Seafield Lodge has the advantage of being quietly situated, yet close to the centre of Grantown-on-Spey, highly convenient for guests wishing to walk to the excellent range of nearby shops, restaurants etc. Grantown-on-Spey has a variety of facilities for visitors and sits at the confluence of three major tourism “trails” dedicated to golf, castles and distilleries. The Town has its own excellent 18-hole golf course and the area is home of the famous Boat of Garten Golf Course. The area is also renowned for its salmon fishing along the River Spey and the Hotel has a long tradition associated with the sport. In addition, the Cairngorm Mountains offer a range of mountain sports from trekking in the summer to skiing in the height of winter. In particular the area attracts a large number of bird watchers. With a host of tourist and leisure facilities within a short drive, Grantown-on-Spey has a wide range of activities for visitors to pursue and is an ideal geographic location as a base from which to tour both the Highland and Grampian regions of Scotland.
The vendors purchased Seafield Lodge in January 2006 and it has offered them an enjoyable, rewarding and successful lifestyle to date. Imprinting their personalities on the business has resulted in a high degree of repeat trade and the forging of many friendships with regular guests. The business operates utilising the three main income strands; food, wet sales and accommodation, with each activity area complementing the other. By design, the present main income source for the business is the high quality accommodation and the business utilises a wide range of portal websites to advertise availability. However, there remains significant scope for new owners to drive the other business income steams (bar and food sales) to increase both turnover and profitability. At present the business does not have a lunch-time service which presents further scope for business development. Seafield Lodge would be a sound proposition for someone with a tried and tested catering background. The facilities lend themselves to becoming a destination venue for food and functions. Now seeking to further develop their other business interests, it is the proprietors planned change of business emphasis that brings this excellent home and income opportunity to the market.
Of traditional stone construction Seafield Lodge is a highly attractive, detached Victorian building under a slate roof. Modern extensions have been sympathetically added to the side of the property, all situated in well-maintained grounds.
Leading from the main road along a paved path is a most impressive and spacious vestibule, laid with its original floor tiling, that follows on to a bright and airy reception area, with high ceilings and splendid décor. Immediately to the right is an elegant dining/function room prepared to receive up to 70 seated guests for dinner. This room is decorated to an exceptional standard and has a number of potential uses as it can be split into two separate rooms by use of a partition. The dining room is ideally suitable for weddings and other formal functions. The present operators have chosen not to develop the function trading aspects of the business due to their wish to focus on a number of other disparate projects. To the left of the reception area is the ‘Lodge Bar’ which is presented with pitched pine panelling and a large collection of pictures that depict the history of the area and the ‘sporting association’ of the Hotel. The bar has a mix of seating styles to accommodate 30 customers. The ample bar displays a full gantry and is very well presented, with a large selection of single malt whiskies. The bar benefits from a solid fuel / wood burning open fire that provides a snug backdrop to an already charming room. During the summer months the lounge bar is often full to capacity for food service. To the rear of the bar are the ladies and gents restrooms. Along a short corridor leading from the bar is a superbly presented private dining facility, which couples as a breakfast room. This area has been used as a fine dining venue in the past and could be resurrected as such by new motivated owners. With views of the garden and splendid décor, this bright facility is most popular with locals for small private functions. This room can be accessed from its own private staircase that leads to a most opulent guest lounge that is wood panelled with comfortable seating. From here access can be gained to the 14 en-suite bedrooms.
The property has 14 letting bedrooms to sleep 27 guests (2 suites, 7 twin rooms, 4 double rooms and 1 single room). All bedrooms benefit from modern en-suite facilities. These are all very comfortable, attractively furnished, have central heating, colour television, radio, hairdryer and tea/coffee hospitality trays. Of particular note is that 2 bedrooms are suites which provide excellent comfort and space for longer stay guests.
The spacious owners’ accommodation is a tremendous feature of the business. Set out on the ground floor there is a large lounge, 3 double bedrooms (with one en-suite) and family bathroom. This accommodation has been refurbished and has good storage space. Separate access to this accommodation is afforded from the garden area and side entrance. The owners use the main kitchen facilities for meals etc.
The business benefits from excellent food preparation areas. The main kitchen is ergonomically laid out making sensible use of the available space, ideally located for effecting food service both to the bar and dining room. Across from the kitchen is a spacious pot-wash area with the cellar to its rear. A separate room couples as a storage and sweet preparation area. Walking towards the dining room is a still / service area which is predominately used by waiting staff in the preparation of teas & coffees etc. There is a separate boiler / laundry room, staff toilets and linen store. A large office completes the very extensive service areas.
Seafield Lodge is a substantial property and benefits from a prime roadside trading location. There is parking for approximately 14 cars to the rear of the building, with off road parking to the front for up to 4 cars. To the rear of the property is an attractive mature and well maintained garden. A small south facing sitting out area laid to stone slabs with modern tables and chairs is provided for guests. The business benefits from a large shed used as a workshop and outside storage facilities.
This property is unique in that it offers the flexibility of being operated on several levels. Within the present range of business activity there is scope to increase the letting capacity of the accommodation with a proactive marketing campaign if so desired. There is also the opportunity to introduce the provision of specialist evening meals and promote functions and events to entice further patronage. These measures would significantly boost turnover beyond its presently successful level with limited associated capital outlay.

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