8 bedroom hotel for saleThe Cnoc Hotel, By Beauly, Inverness-Shire, IV4
Offers Over £449,000
- Business for sale
The Cnoc Hotel is a prestigious detached Victorian property benefitting from a most tranquil setting in an open garden within grounds extending to about 1 acre. This charming hotel will appeal to the discerning buyer due to its idyllic situation. The hotel is a well-known and long established country house business enjoying year-round trade. The subjects are spacious providing guests with an exceptional environment in which to enjoy the natural beauty that surrounds them. The 7 letting bedrooms are all of good quality offering a high level of comfort which is reflective of its STB 3-Star rating. The subjects are orientated to take advantage of the stunning views across the well-maintained gardens and along the Glen. With an external patio area and excellent amenity space, the hotel affords guests the opportunity to relax outside and enjoy the stunning natural environment from the property's elevated position. The Hotel has been maintained by the owner to a very good standard making it a truly walk-in proposition. In addition to the letting bedrooms the trading elements can be summarized as a charming bar (Chisholm Bar), a relaxing lounge set to soft furnishings, and an impressive restaurant to seat up to 50 covers. The property has a wonderful ambience giving a country house hotel feel.
REASON FOR SELLING
The Cnoc Hotel represents a most desirable business and lifestyle opportunity close to both Loch Ness and Inverness. This standout property provides an outstanding trading location and is ideally placed to benefit from those wishing to undertake an odyssey of the Highlands of Scotland. This superb property has many attractive features in addition to its charming setting. Since purchasing the Hotel in 2001 the owner has forged many friendships and it is their desire to focus their attentions on family that brings this rarely available opportunity to the market.
The current owner operates the Cnoc Hotel mainly year-round but with the main element of business being conducted in the main season (Easter to October). The business trades providing a quality offering with good food, comfortable amenities and a characterful ambience, offering food from midday through to dinner service. The external aspects allow guests to enjoy the natural surrounding; during the summer months many guests chose to take their lunch and dinner al fresco. The Cnoc Hotel attracts a variety of tourists to include fishermen, stalkers, cyclists, mountaineers or those simply enjoying the natural beauty of the Scottish Highlands catering for groups, families and sole travelers. The business maintains a high level of turnover with the aid of a well-maintained website plus other marketing forums. In addition, the hotel sells fishing permits. The vendor is a sole trader and new owners could make the business more efficient through the greater application that a partnership brings to a business operation thus improving profitability. There is undoubted scope for new owners to develop a function trade if so desired. The business trades with locally employed staff who will be available to support new owners going forward.
The Cnoc Hotel nestles amidst some of Scotland's most majestic scenery, adjacent to the meeting point of Strathglass and Strathfarrar, a sportsman's dream, where deer forests and salmon rivers converge. The hotel is roughly equidistant from the popular town of Beauly to the north east and to west Cannich and the mighty Glen Affric. The local Glens and the nearby Glen Affric National Nature Reserve are a strong attraction to walkers and climbers alike. The area is a popular destination for many whether for fishing, stalking, golf, cycling or bird watching to name but a few local attractions. There is an RSPB centre a short drive away at Corrimony. In addition to outdoor and sporting pursuit's breathtaking scenery, castles and numerous other historic sites lure a constant stream of visitors to the Scottish Highlands. The hotel is within a 20-minute drive of Loch Ness side and Urquhart Castle and a comfortable drive from Inverness, the Highland capital. Primary schooling is available locally, with secondary schooling in Drumnadrochit or Inverness. A full range of shops and services are located in Beauly.
The Cnoc Hotel is set on the A831 and is clearly signed. A sweeping tarmac drive leads to a gravel parking area. The original property was built in around 1835, is of stone construction set over two floors and is mainly under a pitched tile roof. Originally 4 estate cottages, in 1970 these were developed into use as a hotel.
An outer door opens into the entrance portico which leads into the spacious and magnificent reception hallway. The stairs to the right lead to the first floor and the letting bedrooms. A central reception desk is well situated to greet guests on arrival. Immediately to the left is Chisholm's Bar which is set to free-standing tables and chairs and is a popular venue for both locals and residents. This charming bar can comfortably accommodate 20 seated customers. Further down the reception hallway is the bright and commodious guest lounge which is reflective of the Victorian origins of this substantive property. A real-life gas fireplace is at one end of this comfortable room which is set to Chesterfield sofas and soft furnishings. Near the lounge entrance is a small bar servery. The windows overlook the front of the property affording superlative views to countryside and creating a bright and cosy area making it a pleasant evening venue for guests wanting to relax and recount the day's travels and adventures. The dining room at the end of the main hallway is bright and commodious. This tastefully decorated room, with wall and ceiling lights, is set to free-standing tables and chairs and can comfortably accommodate up to 50 guests. Diners can enjoy the exceptional food whilst appreciating a most pleasant outlook. Off the main hallway are ladies and gents wash rooms; the ladies also has a baby changing facility.
The Cnoc Hotel has 8 bedrooms all situated on the first floor configured as follows:
Room 1 - double room with en-suite bathroom (utilised as owner accommodation)
Room 2 - family room with a double and 2 single beds with en-suite bathroom
Room 4 - twin room with en-suite bathroom
Room 5 - double room with en-suite bathroom
Room 6 - double room with en-suite shower room
Room 7 - double room with en-suite bathroom
Room 8 - family room with a double and 2 single beds with en-suite bathroom plus separate shower
Room 9 - twin room with en-suite bathroom
All bedrooms are of generous proportions, benefit from modern en-suite facilities, are very comfortable and attractively furnished with central heating, radio alarm, hairdryer and tea/coffee hospitality tray etc. The bedrooms also benefit from an internal telephone system.
The current owner utilises one en-suite bedroom on the first floor. Should new owners require a greater level of living space the letting room capacity can be flexibly amended to provide further accommodation.
This charming property benefits from an open-plan commercial kitchen with effective extraction. The kitchen is spacious offering excellent work spaces plus a comprehensive array of equipment including ample chilled and freezer storage. To the side of the kitchen is a pot-wash / utility area and from here access is gained to the laundry room. Externally is the boiler room. There is a linen store on the first floor.
The grounds extend to around 1 acre and offer ample parking to the rear and side of the main building. There is excellent customer external seating areas to the front of the hotel set within beautifully manicured lawns. Within the grounds there is a stone-built outbuilding which is used for general storage. The available space allows for some development potential subject to consents. Within the grounds is a staff caravan and off the bar is a small external shelter. There are attractive climbing rose bushes to the front of the hotel.
The subjects benefit from mains electricity and water with drainage to septic tank. LPG gas is used for cooking and the fire in the lounge. The hotel benefits from oil-fired central heating; a new water tank and boiler were installed in recent years the business is also fully fire compliant with a new alarm system being installed in 2013.
Full accounting information will be made available to seriously interested parties subsequent to viewing.
Current trade patterns have been achieved by the present proprietor as a sole trader and new owners could bring trading efficiencies. In addition there may be scope to develop the grounds and out buildings subject to the necessary planning consents.
The Energy Rating of the property is G.
The business operates a license under the Licensing Scotland Act 2005 and a copy of this will be made available to interested parties post viewing.
The business benefits from 100% Small Business rates Relief in 2016.
Offers over £449,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. There are a few leased items which will be identified on the inventory.
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- Beauly (6.6 mi)
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