Rockvilla Hotel, Main Street, Lochcarron, Strathcarron, IV54 8YB

DESCRIPTION
Rockvilla Hotel is a delightful family run boutique hotel with an excellent reputation. This beautifully appointed hotel has catered for tourists and visitors from all over the world who are attracted by the stunning unspoilt beaches, rocky coves and dramatic scenery common in the local area.

The business is located in the charming village of Lochcarron, ideally positioned in a prominent trading location on the renowned North Coast 500 tourist route on the A896.

The property has been developed over the years and trades as a successful and profitable business. The main hotel building has three storeys with a 2-storey extension to the front and rear of the property. The present owner has undertaken a diligent maintenance programme resulting in the property being presented in excellent condition. Viewing is highly recommended.

The entrance of the hotel leads into a welcoming reception area. From here, there is access to a stylish, yet cosy ground floor lounge bar on the right and beautifully finished restaurant on the left. The first-floor bedrooms are accessed via a staircase on the right had side of the entrance hall.

To the rear, lies an independent flat which could be used as either spacious owners' accommodation or staff accommodation.

REASON FOR SALE
The current owners have owned the business since 2019. They are now ready to move on to a new challenge which has led to this extremely attractive hotel to the market.

LOCATION
The West Coast of Scotland is known for its mild climate and the unspoilt countryside and traditional communities make this area popular with those seeking a change of lifestyle. The surrounds of Lochcarron and nearby countryside offer stunning coastlines with sheltered sandy beaches and island views, plus spectacular countryside and rugged mountains. These features are a major draw to visitors, making the area highly popular with those seeking a relaxing holiday in the Scottish Highlands. The area also offers some of the finest field sports in Scotland, particularly for trout and salmon fishing and deer stalking. The coast is famous for its sailing, while inland, mountains and moorlands offer spectacular scenery, hill walking and climbing.

This property is located within the popular West coast village of Lochcarron with a prominent shore-front location. Lochcarron is reputed to be the longest village in Scotland and stretches out for a distance of 2 miles or more along the north shore of Loch Carron. Businesses in the region have in recent times benefitted from the North Coast 500 tourist route which is drawing in new visitors to the area. Local amenities include a garage with fuel, grocery store with post office, medical centre, hotels and library. The idyllic setting of this popular coastal village is also a popular location to set up home with its small and vibrant community; its population sits at around 900. There is a local primary school and secondary schooling is available in Plockton about 18 miles away with a free bus service for children to and from school. The town also benefits from a train station and bus service with connections to Inverness. Lochcarron is an excellent base from which to explore the beautiful west coast, including the Isle of Skye.

THE PROPERTY
The original part of the property was built around 100 years ago, this has been sensitively extended to the front and to the rear, delivering the business in its current physical form. The original construction is stone wall with a slate roof and, the extensions have a rough rendered white finish with a slate roof. The kitchen to the rear, sheltered from the weather has a flat roof. The ground floor is dedicated to the bar and restaurant functions of the business, with the letting rooms occupying the 1st floor. All of these areas have been well maintained and are fresh and inviting with a modern twist. Both the lounge bar and restaurant have exquisite views out from the front windows to Loch Carron.

LOUNGE BAR
The lounge bar currently has 16 covers and 5 bar stools. The original external walls have been stripped back to reveal the original stone, creating a superb feature. To the rear of the room there is a well-stocked bar.

RESTAURANT / BREAKFAST ROOM
The restaurant is currently configured to seat 16 covers. There is a dedicated bar for this area, which the new owners may consider replacing with table and chairs to increase the restaurant capacity. To the rear left corner are the customer toilets which are shared between both customer areas.

LETTING ROOMS
There are 4 spacious and very well-presented letting bedrooms. All rooms have tea and coffee making facilities, hairdryer, colour television and Wi-Fi. The bedrooms are located on the first floor. All rooms have been finished to an extremely high standard and benefit from ongoing maintenance

Rooms are configured as follows:

Room 1 - King sized bed, with 2 single bed and shower ensuite.
Room 2 - Twin bed with dedicated shower room.
Room 3 - Double bed with 1 single bed and shower ensuite.
Room 4 - King sized bed with shower ensuite.

TRADE
Rockvilla Hotel operates throughout the year. It benefits from both commercial and local trade during the Winter season,with a high level of returning visitors throughout the Summer. A significant level of bookings are received through OTAs.

The restaurant currently trades Monday to Friday. Food is served between 6:00pm - 8.30pm. The bar currently trades 5.00pm - 10.30pm. There is an opportunity to extend the current trading hours and offer a lunch-time service. Rockvilla Hotel currently markets itself through its own website, social media and online travel agency websites such as Booking.com.

OWNER'S ACCOMMODATION
The owner's accommodation is a 3 bed flat located on the 1st and 2nd floor to the rear of the hotel through an internal secure door. The accommodation is spacious, allowing the owner privacy and space to enjoy life away from the hotel whilst remaining onsite. The accommodation comprises a dining / living space, a fully fitted kitchen with breakfast bar, 3 double bedroom, a shower room and attic storage. The space has a direct separate access to the flat, avoiding the hotel.

SERVICE AREAS
The hotel benefits from a well fitted commercial kitchen which is fully equipped including electric hob and separate oven. Ample work surfaces are in place throughout, together with a walk-in larder, several fridges, freezers and storage cupboards.

The hotel laundry is carried out onsite with a dedicated store to the rear of the property. Throughout the building there is a good level of distributed storage for linen, cleaning materials and equipment.

The second floor comprise a further 2 rooms. These are currently being utilised as staff accommodation and for storage.

GROUNDS
The hotel has an area of ground across the road where food and drink can be served. This area is laid out with 4 large picnic table and 2 timber picnic tables, catering for around 30 covers. This area extends the full width of the hotel frontage and is around 5m deep. From the southern edge of this area is a linear strip of dedicated guest car parking with space for approximately 12 cars. The whole area is finished in asphalt.

SERVICES
The business benefits from mains electricity, water and drainage. Heating and domestic hot water are produced by electric panel and immersion heaters. Electricity is used for cooking in the kitchen. The building has a fully compliant fire alarm system, an emergency lighting system and fire extinguishers. There is free Wi-Fi for guests.