11 bedroom guest house for saleDukeside Lodge Guest House, Balone, St. Andrews, Fife, KY16
- Business for sale
Dukeside Lodge is a modern building enjoying a superb trading location being only 2 miles from the centre of ever-popular and world renowned town of St Andrews. This is a must view property for the discerning buyer wishing to own a prestigious home and outstanding lifestyle business venture. Built in 2012, the vendors acquired the property in 2016 and have since then significantly upgraded and extensively improved it to an exceptional standard, offering a genuine walk-in proposition. The 11 (10 en-suite) letting bedrooms are decorated to provide style and quality, demonstrating the owners eye for detail. All bathrooms are finished to a modern high standard and this coupled with the spacious rooms would make Dukeside Lodge a minimum of a 4-star business. In addition, the business has a feature dining room with patio doors leading to a decking area plus an open-plan kitchen which is beautifully appointed. A further unique feature of the house is a dedicated spa room with a Jacuzzi hot tub. The external aspects of the property are set to parking for 11 guest slots and private parking with well-maintained garden grounds laid to mainly lawn.
REASON FOR SALE
The vendors purchased Dukeside Lodge in 2016 and have enjoyed developing the property into a fine example of a high-end guest house. They now wish to retire from the hospitality sector which brings this attractive business, home and income opportunity to the market.
This is a popular and well-established guest house with a growing and outstanding reputation. Though only recently commenced trading, the business is achieving high ratings on review websites. Dukeside Lodge trades with a live-in manager who utilises one of the letting bedrooms (Loch Rannoch). The current owners live in Glasgow and trade the business on the manager's days off. The vendors believe that the business has a great deal of further growth potential both in terms of occupancy and rates which could be charged. However, for a trading period of six-months to 31st May 2018 they achieved a turnover of £106,000 producing an adjusted net profit of about £80,000. The client believes that with a full operation utilising a wide range of marketing platforms the business could comfortably generate a turnover of between £150,000 from a 7-month high seasonal trading business to £200,000 for a year-round operation. Many visitors who come to St Andrews are drawn by the many golf courses in the region on which to play. Also many are attracted by the hosting of professional events held in the area on a regular basis. Visitors also enjoy walking and climbing the many glens and hills, fishing, or excursions throughout the region including visiting local distilleries, castles and scenery. The beaches at St Andrews are a big draw, as are the many historic buildings within the town. The business is well-supported by a new and well-structured website plus it uses a number of portal websites to generate business traffic.
Once a royal burgh named after Saint Andrew the Apostle, the town of St Andrews has a population of about 16,800. A hidden gem, it is home to beautiful beaches, landmarks, and stunning coastline views. Despite its small resident population, St Andrews has many visitors year-round with a massive influx of tourists in the period Easter to October. Known as the Home of Golf, St Andrews Links has over seven public courses, and golf has been played on the site for over 600 years. It also boasts the University of St Andrews, which was founded in 1413. According to the Times Higher Education University Rankings for 2017, it is currently the 14th best University in the UK and has the 110th spot in the world. St Andrews University was highlighted with the attendance of Prince William and Kate Middleton; the rest they say is history. St Andrews has a number of excellent schools in the area and other social and welfare facilities are located within the town. The town has an excellent range of independent and boutique shops as well as some fine places to eat out. There is a constant diary of activities in this vibrant community. The area around Dukeside is quiet but boasts an abundance of wildlife including red squirrels, golden eagles and red and roe deer. St Andrews is approached from the south or east on the A91 and is approximately 13 miles south of Dundee and 34 miles from Perth, with Edinburgh Airport being 49 miles away.
Of modern design and construction, Dukeside Lodge is a substantial detached villa under a pitched tile roof. Built in 2011 with significant upgrades to make it an outstanding trading platform, the property offers spacious accommodation laid out across two floors and has been finished and presented to a high standard by the present owners.
ACCOMMODATION / SERVICE AREAS
Entry to the property is via an UPVC glazed door with glazed side panels. This leads into a spacious hallway exuding the character and charm which is so well reflected throughout the property. Within the hallway is a reception desk and arm chairs with accompanying coffee tables plus ample space for luggage etc. To the rear and left of the hallway is the bright guest dining room which is set to an open plan configuration with the excellent kitchen. The kitchen is beautifully appointed and meets both the needs of guests and owners. It offers ample work space plus excellent storage with wall and base units. This unusual arrangement works perfectly as the owners can immediately see to their guests needs. The dining room area is comfortably laid to 11 tables to seat couples and these can easily be adjusted for any group size. This beautifully proportioned room has lovely furniture and double aspect French doors affording plenty of natural light. The breakfast room could easily be used for evening meal service where new owners had a penchant for cooking. There is a boiler / laundry room off the reception hallway and a utility room within the owner's accommodation. Off the main hallway there are 4 letting bedrooms and stairs with a wooden banister and balustrades leading to the first floor where the remaining 7 letting bedrooms are set.
The guest house has 11 superior (10 en-suite) letting bedrooms which are well-appointed and equipped with guest amenities such as tea and coffee making facilities, complimentary toiletries, digital televisions, hairdryers etc. All rooms are presented to an exceptionally high standard with a contemporary design. Rooms have stunning and large fixed headboards and ample furniture for the storage of clothes etc. The en-suites are beautifully presented with most having tiled walls and floors plus heated towel rails and modern shower units. The rooms are configured as follows:
Loch Rannoch - Double room with en-suite shower room (currently being used by manager)
Loch Cluanie - Twin room with en-suite shower room
Loch Duich - Family room (double and single) with fully Cat 1 accessibility with disabled wet room and French doors leading to a decking area
Loch Lochy - Double room with en-suite shower room
Loch Maree - Double room with en-suite shower room
Loch Oich - Double room with en-suite shower room
Loch Morar - Double room with en-suite shower room
Loch Ness - Family room (2 x doubles) with en-suite including corner bath and separate shower; this room also has a private dressing area
Loch Earn - Double room standard room
Loch Tay - Double room with en-suite shower room
Loch Lomond - Double room with en-suite shower room
The owners' accommodation, which has its own private access, is located to the ground floor only. There is a bright and spacious private sitting room / bedroom; there are plans to make this en-suite. The current owners have access to a private W.C. and utilise the shower in the spa room which also has a hot tub Jacuzzi. There is a utility room providing a further door to the side of the building. The utility room offers ample storage with wall and base units.
With excellent signage, Dukeside Lodge is a substantial property benefiting from a rural location. The building has a prominent location, set back from the main road, whilst still affording easy access with ample parking for both guest and owners' requirements. The grounds are mainly laid to gravel with garden areas being a mixture of lawns and planted borders. The decking area to the side and rear of the house provides an attractive space for both owners and guests.
The property benefits from mains electricity, water, gas and drainage. The central heating throughout the property and the hot water system are gas-fired. The guest house complies with environmental health requirements and has a modern fire alarm system. The property offers Wi-Fi throughout.
The business has traded in its current format for a period of six-months to 31st May 2018 achieving a turnover of c£106,000 producing an adjusted net profit of about £80,000. The client believes that with a full operation utilising a wide range of marketing platforms the business could perform to a turnover of between £150,000 from a 7-month high-seasonal trading business to £200,000 for a year-round operation. Full accounting information will be made available to interested parties subsequent to viewing.
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