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7 bedroom guest house for sale

Ardconnel Guest House, 21 Ardconnel Street, Inverness, Inverness-Shire, IV2

Under Offer £375,000

Property Description

Commercial information

  • Business for sale
  • Use class orders: C1 Hotels

Full description

Ardconnel Guest House is a substantial property in one of the best trading areas in Inverness. The house is, centrally situated, on a quiet, pleasant street, but yet is just a five minute walk from the High Street and the Eastgate Shopping Centre. There is an excellent choice of bars, restaurants, cafes and take-way outlets, providing first class eating options for 'Ardconnel House' clientele. The railway station, and bus station are less than a 10 minute walk away, and for car owners there is a public car park just 50 yds from the guesthouse.

Traditional in décor, Ardconnel House, is in excellent decorative order which would enable new owners to begin trading right away. This substantial end-terrace late-Victorian villa retains a great many period features which provide it with character and charm. The letting bedrooms and public areas reflect a high level of quality and comfort with the owners displaying an excellent level of attention to detail resulting in the professional level of service and comfort experienced by its clientele. Over the past 12 years the owners have worked tirelessly to upgrade the property, having leased the property for a short time the owners who now live in Spain have made the decision to sell. As with many businesses in the Crown area of Inverness, the Ardconnel trades purely on a bed and breakfast basis. Operating on a year-round basis provides a commendable level of turnover which translates into a strong income level for the operators providing a good quality of life. New owners could, should they desire, increase the existing trade with the introduction of an evening meal service or they could continue with the extant operating model. During the main 7-month season income is derived from a varied customer base including sportsmen and general tourists. During the quieter winter months trade remains buoyant as Inverness benefits from year-round visitors and tradesmen working in the city.

Ardconnel Guest House is conveniently situated centrally to Inverness, where guests can easily access nearby shops, restaurants and other city centre amenities. Inverness boasts an extensive range of facilities for visitors including two golf courses, an excellent indoor swimming complex, cinema, bowling alley and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre are key attractions. Moreover, the property is an ideal base from which to plan a range of day trips, such as distillery visits along the Whisky Trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles (including Inverness Castle). The property is within easy walking distance of the railway and bus stations.

Of traditional construction Ardconnel Guest House is an attractive detached villa built circa 1880, of stone construction all under a slate roof with good quality extension to the rear of the property. Accommodation is laid out over three floors.

The main entrance to the Guest House is through a small well-presented garden with attractive shrubs and flower baskets plus excellent signage. Through a double glazed outer door, a tiled vestibule leads to an inner double glazed door which enters a most attractive reception hallway. The dining room is located to the right and is set to 14 covers. This impressive room demonstrates many of the original Victorian features adding a high degree of character and charm to the property. The decorative cornicing, ornate ceiling rose and high skirting boards all add a great deal to the atmosphere and quality of the property; these facets are reflected throughout many areas of the property. The charming features detailed are a constant cause of laudatory comments from guests. The room has a large bay window and excellent lighting which always ensures that it appears bright and airy. The dining room also has a feature, wood surround, fire place. Within the dining room and hall is an internal camera system that alerts the vendors to the arrival of guests to the property of the breakfast room. The reception hallway leads to the impressive stairway with an ornate cast-iron rail. This takes guests to the guest lounge and the letting bedrooms on the first and second floors. The guest lounge is presented with soft furnishings and is a most comfortable, this proves highly popular with clients, as many guest houses have opted to provide additional bedrooms and do away with the luxury of a guest lounge. This room is also reflective of its Victorian origins with a small fire place and a bay window. The lounge has a payphone. The landing area and guest lounge are decorated to a high standard.

Ardconnel Guest House has 6 spacious and well-appointed letting bedrooms to potentially sleep 12 guests. On the first floor there are 2 bedrooms as follows:
Room 2 - Triple Room comprising of a double and single bed with en-suite shower room.
Room 3 - Single with private bathroom including a bath and separate shower.
On the second floor there are 4 letting bedrooms:
Room 4 - Double bedroom with en-suite shower room.
Room 5 - Single bedroom with en-suite shower room.
Room 6 - Double bedroom with en-suite shower room.
Room 7 - Triple Room comprising of a king-size and single bed with en-suite shower room.
All rooms are highly attractively furnished with ample storage, with fixtures and fittings of a high standard. Rooms also benefit from digital television, radio/alarms, hairdryers and tea and coffee trays. The property provides access to WiFi technologies.

Self-contained well-presented and comfortable owners' accommodation is located on the ground floor with private access from the rear of the property. The kitchen is in excellent condition with a 5-ring gas cooking range and double oven plus ample storage. Adjoining the kitchen is a spacious utility room housing a washing machine, dryer and freezer unit. The owners have a good-sized lounge with an electric fire. A large double bedroom with modern fully tiled shower room is presented in excellent order. On the ground floor adjacent to the owners accommodation is a well situated small office. There is also a floored loft providing excellent storage. The private accommodation is an attractive aspect of this sale. On the first floor and second floors there is additional storage for linen etc.

The frontage of the building has direct access via a garden to the pedestrian pavement on Ardconnel Street. The front garden is maintained with plants and shrubs and entry is via an iron gate. A rear garden area is mainly laid to paving and gravel with a shed / block built garage with power and light which contains a commercial gas-fired drier and a large chest freezer. Private parking for two cars and 2 roadside parking permits are obtained via the local council. This coupled with public parking available just across from the Guest House which is free throughout the evening, is adequate for business use.

The property benefits from all mains services; electricity, gas, water and drainage. The building has gas fired central heating and a modern fire alarm system.

Current trade is maintained below the VAT threshold but showing excellent profit levels, operating on a bed and breakfast basis only. Full accounting information will be made available to interested parties subsequent to viewing.

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