China Town Takeaway and Balconie Inn, Balconie St, Evanton, Ross-Shire

• Highly regarded Chinese takeaway with 5 (currently non-trading) bedrooms.
• Located just off A9, part of the North Coast 500 Tourist Route within the expanding village of Evanton.
• Significantly refurbished with modern service areas and attractive public rooms.
• Easy to operate business ideally suited to hands-on operators with hospitality experience.
• Includes spacious grounds with private car parking with development potential.

DESCRIPTION
The China Town Takeaway and Balconie Inn is a substantial Victorian property with modern extensions to the rear. Prominently located in the village of Evanton, this traditional building is central to the community of circa 1400 people, with a much larger catchment area offering over 20,000 people. The subjects cover a deceptively large footprint with extensive areas to rear and enjoys prime roadside frontage, affording ease of access coupled with prominent signage. Internally, the property radiates character and charm offering a delightful welcome. The business has seen inward investment and the rooms have been modernised recently. All public rooms and service areas are in generally good condition, allowing new owners to focus on service provision. The 5 letting bedrooms are all presented to a high standard with 4 being en-suite and the other having private facilities. The business benefits from a liquor licence and has a very well appointed commercial kitchen with ancillary areas. Currently the takeaway element does not have the appropriate statutory permissions.

REASON FOR SALE
The China Town Takeaway and Balconie Inn was purchased in February 2022. During this time the vendor has undertaken some work on the property as part of their longer-term plans. However, due to changes to their family circumstances, they now find the need to bring this highly attractive property to the market.

TRADE
Historically the business has traded well, providing a respectable profit and a comfortable life style for the proprietors. The China Ttown Takeaway has good online reviews, scoring 4.6 on Google and Facebook and the Balconie Inn was formerly AA 3-star accredited. The business has recently operated as just a takeaway with plans to extend the operation to a sit-in provision in the New Year where there is ample trading space to provide up to 40 covers. Please note the planning use class of this business is "Class 7". However, the business is currently trading as a takeaway and therefore this is not authorised by the planning department. A planning application to change the use class to "Sui Generis" would be required if there is the intention to continue trading as a take away. A potential buyer would need to satisfy themselves that this is possible. If a restaurant only is planned, we understand that the current planning in place should be appropriate. Thereafter, the plans had been to start to open up the 5 quality letting bedrooms. The extremely competitive price reflects the current trading levels and does not take account of the future opportunities that this business offers.

LOCATION
The location of the China Town Takeaway and Balconie Inn ensures that it benefits from the busy tourist season and the local trade all year round. In addition, the village is just off the popular North Coast 500 Tourist Route which draws in high numbers of visitors each year. Evanton is centrally located for exploring the wider Highland region and taking in its many attractions. Inverness, Culloden Battlefield and Loch Ness are all within a short drive of the Inn. Outdoor pursuits such as bird watching and fishing also draw a great many visitors to the area who take advantage of the abundance of wildlife. Within the Cromarty Firth seals are readily observed and in the Moray Firth dolphins are a great attraction. For the dedicated golfer there are a number of outstanding quality golf courses within the immediate area, the most famous being Royal Dornoch. Castles, potteries and distilleries offer the more leisurely tourist ample places of culture, interest and history to visit. Evanton enjoys a very good geographic location and is an ideal base from which visitors can continue their odyssey of Sutherland, Caithness, Orkney and the West Coast; all within a day trip.

Evanton is located centrally within a larger population centre consisting of towns such as Dingwall, Alness and Invergordon which are all only a few minutes' drive away. A little more distant is Inverness (the Highlands Capital) which is a 20-minute drive. The area has historically benefitted from the influx of workers for the oil and renewable industries making this part of Ross-shire a vibrant business location, particularly now with the recent creation of the Inverness and Cromarty Green Freeport. Evanton is adjacent to the busy A9; the arterial route from Inverness to Thurso and has good rail links to Thurso and south to Inverness and onwards throughout the rail network. Evanton is well served with facilities and services for visitors and residents alike.

THE PROPERTY
Of traditional stone construction, the China Town Takeaway and Balconie Inn is a charming end-terrace property under a slate roof, with flat roof extensions to the rear. With an attractive red stone frontage, the property has ample off-road car parking to the rear and extends over 3 floors.

PUBLIC AREAS
The property has a public entrance located centrally on the front façade enabling access into the takeaway via a lobby. There is also access via a hall way into the bar and restaurant areas behind the takeaway servery. The character and charm of the property is evident in the attractive public areas and is reflective of the property throughout. The restaurant area can seat about 30 covers and the bar can accommodate circa 10 customers. Both areas benefit from a back-to-back servery and each has a real fire. The takeaway servery area has an attractive slate floor and a feature stone wall. The restaurant and bar are currently being renovated, with a new timber floor being installed. The restaurant and bar are serviced by ample ladies and gents W.C.s plus baby changing facilities.

POSSIBLE LETTING BEDROOMS
Access to the letting bedrooms is from the reception hallway and are situated on the first and second floors. The China Town Takeaway and Balconie Inn currently has 5letting bedrooms which are functional with quality furnishings and facilities plus in good decorative order. The rooms have modern bathrooms and are configured as follows:

Room 1 - Double bedroom with en-suite shower room
Room 2 - Double bedroom with en-suite shower room
Room 3 - Family room with double and single bed with en-suite shower room
Room 4 - Family room with double and single bed with en-suite shower room
Room 5 - Double room with separate and private bathroom

SERVICE AREAS
The business benefits from a modern and highly functional commercial kitchen which is well provided for by way of facilities and equipment which is complemented by a separate larder / laundry area. There is adequate storage throughout the property, both in the kitchen and the accommodation areas. The business previously utilised an external storage unit to house the cellar and new owners, if they wished to serve keg beers etc. will need to resurrect this facility. There is a Chinese wok cooker which is not part of the sale; however, it is available by separate negotiation.

PRIVATE ACCOMMODATION
Presently there is no dedicated owners / managers accommodation. The present owners are using some of the letting bedrooms for their own needs.

GROUNDS
The China Town Takeaway and Balconie Inn is a substantial property and benefits from a prime roadside trading position. There is ample parking for up to 10 cars and a spacious beer garden to the rear with a decked seating area. There is direct access from the bar area to the rear parking, thus providing easy customer access. The rear area could be developed to offer additional facilities, subject to Statutory Authority approvals.