Guest House for sale

Clifton Rd - IV31

£489,995

Property Description

Commercial information

  • Business for sale

Key features

  • 8 Letting Rooms, Function Suite For 150
  • Dining Room, Public Bar
  • 3 Bedroom Owners Apartment, Enviable Locale
  • Owned By The Same Family For 40 Years

Full description

Tenure: Freehold

Description
The Rock House Hotel is an extremely well run business that has been run by the current proprietors since 1974. The property has been placed on the market due to the current proprietor’s impending wish to retire from the licence trade. The business trades throughout the year and it's quality is reflected in the number of awards it currently holds such as achieving 4.5 out 5 on trip advisor and booking.com. Additional marketing is carried out through its own informative website www.therockhousehotel.co.uk. It enjoys much repeat custom particularly due to its excellent location on the outskirts of Lossiemouth, close to RAF Lossiemouth. The Rock House Hotel offers excellent accommodation for both guests and owners.

Situation
The Rock House Hotel is at an enviable detached position on the edge of Lossiemouth. The property occupies a large plot on Clifton Road in Lossiemouth which is a town in Moray, Scotland. Originally the port belonging to Elgin, it became an important fishing town. Although there has been over a 1,000 years of settlement in the area, the present day town was formed over the past 250 years and consists of four separate communities that eventually merged into one. Lossiemouth is one of the largest and busiest fast-jet stations in the Royal Air Force and is known for its close proximity to flight training areas in Scotland and its favourable local flying conditions. It is now the only operational RAF station in Scotland and is one of two main operating bases for the Eurofighter Typhoon FGR4 in the UK. It is home to three frontline units which operate the Typhoon (No. 1 Squadron, No. 2 (AC) Squadron and No. 6 Squadron) each of which contribute to the Quick Reaction Alert (Interceptor) North capability which provides protection to UK airspace 24 hours a day, 365 days a year. The Tornado GR4 Operational Conversion Unit, XV(Reserve) Squadron is also based at the station.

Buiilding Internal
The Rock House Hotel is a traditionally built detached property dating to 1789, set over three levels. The building itself has been extended at various times and has been well maintained by the current vendors. It is presented to a high standard and is now offered in walk in condition. The main entry is from the front that leads into the public bar, which in turn gives access to all accommodation, public and private areas. The property also benefits from the original entrance in the main building, giving access to the letting rooms for residents without going through the main bar. On entering from the bar entrance you are welcomed by a traditionally presented public bar. The bar is located directly in front of you and is of traditional construction with a well stocked gantry to the rear, it also features a pool table. Internal access to the function suite is via double doors off the bar. Moving to the left and down a short flight of stairs you are led into the restaurant area of the Rock House. The restaurant/lounge is well presented and furnished with wooden tables and chairs, offering seating for 30 persons. To the top of the lounge/restaurant you will find the ‘grotto’. This snug seating area has utilized the original stonework, hence the name. From the Grotto there is a staircase leading to the residents accommodation and you will also find the breakfast dining room. The breakfast room can accommodate 40 persons and comes fully furnished and tastefully decorated. The function suite at the Rock House can accommodate up to 150 persons. The function suite has its own bar and a separate entrance via the carpark for function guests. The large space further benefits from a large dance floor and light gantry. The letting accommodation is set over the first and second floors in the original building. Access is either via the main door off Clifton Road or from the stairway from the Grotto. Ladies and gents are well located off public areas.

Letting Accommodation
There are 8 letting bedrooms, 7 which have en-suite facilities, the rooms comprise of 2 family (double and single), 2 triple rooms, 1 double, 1 single and 2 twin rooms. The single room has its own private shower room and WC. All rooms are well presented and come fully complete with TVs along with hospitality trays. Room tariffs range from £40-£80 prpn B&B.

Owners Accommodation
The owner’s accommodation is located on the 1st floor of the property. Access is via a private door off the main stairway from the Grotto. The accommodation comprises of a spacious lounge, 3 double bedrooms, with master ensuite, kitchen, family bathroom with three piece suite and walk in shower. The owner’s accommodation offers spacious family living and is well presented and tastefully decorated.

Service Areas
As expected with a property the style and size of The Rock House Hotel there are ample service areas, a fully fitted commercial kitchen, spirit store, still room, dish wash area, laundry and cellar. To the side of the property there is a double garage. The service areas further benefit from ample stores and several chillers and freezers.

Building External
The front of the property sits straight to street. To the rear you will find a large grass laid garden area. To the side there is a large carpark with double garage.

Services
We are advised the property has all mains services

Tenure
The property is held on the Scottish equivalent of Freehold.

Licence
The business trades with the benefit of a full Hotel Licence and conforms to all fire regulations.

Accounts
Accounts are available on request after a formal viewing has taken place.

Summary
The sale of The Rock House Hotel offers a rare opportunity to purchase a high quality, beautifully presented Morayshire property which is trading well but with potential for expansion of the business.

Price
Offers Over £489,995 are sought for the heritable property, fixtures, fittings and goodwill. Stock in trade will be additional at valuation.

Inventory
An inventory will be compiled to detail all items of a personal nature excluded from the sale and items subject to lease; this will be available to all parties wishing to offer.

Viewing
Strictly by appointment through the sellers’ sole agents, Bruce & Company. Please remember when viewing that staff and locals may not be aware that the business is on the market and we would be grateful if you do not talk openly about the business while in the area.

Offers
All offers, couched in Scottish Legal Terms, should be submitted to the seller’s sole agents Bruce & Company.

Further Information
Should you require further information on this or any other property, please do not hesitate to contact on 0131 314 0660.


Nearest station

  • Elgin (5.2 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

ALTIUS GROUP LIMITED, Bruce & Co

First Floor Office, Unit 9A South Gyle Crescent, Edinburgh, EH12 9EB

0131 291 0567 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Elgin (5.2 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

ALTIUS GROUP LIMITED, Bruce & Co

First Floor Office, Unit 9A South Gyle Crescent, Edinburgh, EH12 9EB

0131 291 0567 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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