Hotel for saleBrockies Lodge Hotel,Kiltarlity,by Beauly,Inverness-shire,IV4 7HW
Under Offer £195,000
- Public & lounge bars, function room and conservatory
- 5 en suite letting bedrooms
- Self contained spacious owners' accommodation
- Prominently situated on busy A833 road
- Reasonably good condition throughout
- Energy Performance Rating Band G
- Guide price £195,000
- CLOSING DATE 19 MAY AT 12 NOON
The subjects comprise a former Highland village inn, occupying a relatively large corner site. The principal building is of two storey and attic construction and it has been extended to provide the current accommodation. There is a conservatory style extension to the front left of the property which provided an attractive dining area/restaurant.
There is an area of lawn to the front of the property, a spacious car park to the front and the side, and the site incorporates a bark surfaced children's outside play area, an adjacent smoking shelter and a beer garden. In terms of outbuildings there is a garage and store type building to the immediate rear of the property.
The property is entered through the conservatory extension to the front, from which access to the internal hallway/reception is gained in addition to the lounge bar and function room.
The internal hallway fronts the reception desk and administrative office, and to the right hand side of the ground floor there is a function room.
The lounge bar servery is back to back with the public bar for ease of management. The public bar has been extended relatively recently and the new portion incorporates an open plan games area.
There are male and female toilets within the public bar and there is a door out to the adjacent beer garden and smoking shelter.
The kitchen is fitted with a range of stainless steel equipment and work surfaces. The island cooking facilities have an industry standard extraction hood above.
There are further male and female toilets to the rear of the ground floor, and adjacent lie further ancillary facilities including a laundry and a staff toilet.
Completing the ground floor accommodation is a single storey portacabin style annexe which is situated to the rear of the property. It provides kitchen storage and preparation facilities.
At first floor level there are five letting rooms, largely configured as doubles or twins, each having an en suite shower room with a relatively modern three piece white suite. The exception is Room 1, a family room, which has an en suite bathroom.
There is a small room to the front of the first floor which was formerly utilised by a local hairdresser as a salon.
At attic level is the proprietor/manager's flat. This comprises a lounge, kitchenette, two bedrooms and a bathroom.
The inventory remains in situ and the property has been relatively well maintained, and is in a reasonable condition throughout.
We would summarise the accommodation as undernoted:-
Entrance hallway, reception and office, conservatory dining room, lounge bar, public bar with games area. Various male and female toilets. Function room, beer cellar, kitchen and ancillary facilities, portacabin style annexe, laundry and staff toilet.
Five letting rooms all with en suite facilities, former salon.
Flat comprising lounge, two bedrooms, kitchenette and bathroom.
Extensive car parking to the front.
Children's play area/beer garden.
Rear service yard with garage and store.
Mains supplies of water and electricity, and drainage is to a septic tank. Heating within the subjects is supplied by means of an LPG fired central heating system.
We are advised by Highland Council Licensing Department that the Premises Licence has been surrendered. Any enquiries in relation to a new licence should be made directly with the Licensing Department on 01349 886 606.
Reference to the Assessor's website has shown that the subjects are entered in the current Valuation Roll at Rateable Value £18,500.
ENERGY PERFORMANCE CERTIFICATE (EPC)
A copy of the Energy Performance Certificate is available upon request, however, the rating is G.
A guide price of £195,000 is sought for the property.
This property is being sold in its present condition and no warranty will be given to any purchaser with regard to the existence or condition of the services or any heating or other system within the property. Any intending purchasers will require to accept the position as it exists since no testing of any services or systems can be allowed.
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