20 bedroom leisure facility for saleAultguish Inn, Main Road, Garve, Ullapool, Ross-Shire, IV23
- Business for sale
Substantial and attractive 3-Star VisitScotland Inn in a sublime rural location in the Scottish Highlands.
Presented in excellent condition, the Inn has strong trading figures from a broad client base but restricted trading pattern generating a high adjusted net profit.
Situated on the Inverness to Ullapool road (A836) taking advantage of the Western Isles Ferry traffic and tourists visiting the North West Highlands.
Excellently presented public accommodation including 15 most comfortable en-suite letting bedrooms plus 22 bunk-house style beds.
Quality 4-bedroom owners apartment plus separate staff accommodation all set within c5 acres of ground providing a 'home and income' investment proposition.
The Aultguish Inn enjoys a unique trading location on the A835 Inverness to Ullapool road. Set within a stunning location, the business is ideally situated to capitalise upon a broad range of clientele who undertake holidays and business within the North West Highlands. The properties long heritage spans 200 years, being initially a Drovers Inn. The property offers a substantial footprint within a 5-acre site. The building and services have been dramatically improved over recent years now providing excellent quality letting accommodation (15 en-suite rooms in total) and superbly presented and spacious public rooms. The bunkhouse facilities which sleep up to 36 guests are of the highest standard with an excellent quality kitchen and dining room which has been fully upgraded in 2017. To supplement these laudable trading elements is a spacious and comfortable owners accommodation with 4 bedrooms with master en-suite. The subjects come together to form an exciting trading proposition and a desirable family home.
REASON FOR SALE
The vendors purchased the property in June 2008 and since then it has provided an excellent home and income. During their tenure they have steadily developed the trade and infrastructure of the business bestowing upon them a rewarding level of success. With significant capital expenditure they have undertaken extensive improvements across all areas of the business. These enhancements coupled with improvements in interior decoration and furnishings now present this business to the market in excellent trading condition. This business is truly a walk-in proposition but there remains genuine scope for further business development. The proprietors have traded the business for 11 years and it is their desire to take on new challenges in a new location which brings this sale to the fore. They believe that the business in new motivated hands can be taken to the next level as a destination location.
The Inn drives balanced trade across the three traditional income streams of wet sales, catering and accommodation. Sales are generated from tourists, passing trade, residents and business-to-business trade. The Ancient Drovers Restaurant is very well presented and is popular with tourists and local inhabitants alike. This well appointed and most comfortably furnished facility is popular for suppers providing a casual yet cosy experience. The lounge bar provides a relaxing ambience which is extremely popular during the summer months. The vendors have most recently developed a snack bar facility which opens in 2018. It is the present owner?s belief that this would attract increasing passing trade. The accommodation units within the business make for a flexible range of provision including 6 letting rooms (5 en-suite and 1 with one private facilities) within the Inn / Courtyard; one is currently used for staff. The bunkhouse also offers 8 further en-suite letting rooms and bunkhouse style accommodation for 19 guests. The letting rooms affords a varied provision of accommodation attracting a broader market-mix of customers. The business has good service support facilities including ample storage and a superb commercial kitchen which provides a range of high quality fayre utilising fresh local produce where possible.
The current proprietors operate the Inn on a seasonal basis (mid-April to September) through personal choice and currently only opens for evening food provision. However, there is significant scope to improve business turnover by opening at lunchtimes and generally extending trading patterns. The business utilises a wide range of marketing options which helps maximise occupancy levels including booking.com but also has a highly effective website using the free-to-book booking platform. The business has a strong reputation which is reflected in TripAdvisor.
The Aultguish Inn is a well-known tourist destination in its own right with its un-spoilt views of the surrounding mountains. Its rugged backdrop appeals to a wide range of tourists and outdoor enthusiasts including the many 'Munro Baggers' who flock to the area. The idyllic setting of this popular Inn on the busy A835 means that there is a constant passing trade with travellers to Inverness and Ullapool; many of whom use the Ferry Terminal in Ullapool taking travellers to Isle of Lewis. The North West Coast of Scotland attracts a large number of visitors with its enchanting scenery and abundance of wildlife. The region has a large number of holiday homes, lodges and B&Bs which benefits the Inns trading levels. Many take advantage of the challenging hills and loch walks in the region, others capitalise on the excellent river and sea fishing. The more sedate sightseer may visit the many places of historic and cultural interest. Ullapool is 23 miles away and has a strong sense of community, with schools, golf course and social and welfare facilities. Inverness, the capital of the Highlands is only 35 miles away with a full range of services associated with a modern city.
The main building is arranged over two floors with the courtyard and bunkhouse being set over a single floor. The original building was built in the early-19th Century and is of traditional stone construction with a pitched slate roof. During more recent times sympathetic extensions have been added and the subjects are mainly double glazed. Set in about 5 acres, there may be some scope to develop the ground to the rear further subject to consents.
Access to the Inn is from a tarmac carpark. The main entrance opens into a vestibule with the main dining area set to the left and the lounge bar to the right. The extensive use of natural materials (wood and stone) reflects the original character of the property. However, it is evident that the owners have modernised the property to seamlessly blend contemporary demands with a traditional feel. The restaurant is a bright room with windows along its length offering splendid views and plenty of natural light. This area is split into a few distinctive areas; the modern attractive bar servery, seated tables for dining, the conservatory area and a soft seating area with a solid-fuel stove. The restaurant can accommodate around 50 guests and presents an ambience of charm and quality which is matched by the fayre on offer. The lounge bar accommodates 28 covers and is popular with guests, especially with its new bar servery and double-sided wood-burning stove. The bar gantry is situated back to back with the dining room bar which is adequate for serving both areas with one member of staff. There are ladies and gents WCs off the lounge bar. An adjoining door from the guest lounge leads to the newly developed kitchen and dining room for bunkhouse guests. This excellently provisioned area offers a level of provision and service seldom seen in a bunkhouse operation. The newly developed snack bar facility has now been finished off to a high standard but as yet has to be brought into operation. This attractive feature is separately metered and could be operated as a standalone facility.
The Inn has a wide range of letting accommodation as follows:
Main Inn Room Number Type
31 Super king-size / twin en-suite
32 Single with private bathroom (currently used by staff)
33 Double en-suite
C1 Single en-suite
C2 Super king-size / twin en-suite
C3 Super king-size / twin en-suite
4 Single en-suite
5 Single en-suite
6 King-size with balcony
7 Twin en-suite
8 King-size en-suite
9 Twin en-suite
10 Family en-suite (double and 2 singles)
11 Twin en-suite
12 En-suite bunkroom sleeping 4 with balcony
IB Triple en-suite
A Bunk room sleeping 4 shared facilities
B Bunk room sleeping 2 shared facilities
14 Bunk room sleeping 4 en-suite with private entrance
D Bunk room sleeping 3 shared facilities
Each of the en-suite letting bedrooms has modern facilities including a colour TV, hospitality tray, hairdryer, etc. Some of the bunkrooms have TVs. The bunkhouse has a lounge facility with a pool table. The triple bedroom in the bunkhouse annex has full Cat 1 disabled facilities. The bunkhouse also has a drying room to allow walkers to dry off their equipment after a day on the hills.
The self-contained owners accommodation is a very attractive aspect of this property. It comprises of a spacious open-plan lounge-dining room which has a wood-burning stove. Bedrooms comprise of master en-suite bedroom plus three additional double bedrooms and a family bathroom. The owners private facilities afford a comfortable and relaxing environment away from the service and public areas with a separate access. The quality of finish in all theses rooms is of a high standard and the space would be ideal for an extended family.
Within the annex there is a staff complex with two bedrooms and a kitchenette with dining area. There is also a single room with private bathroom currently used for staff in the main building.
The Inn has an exceptionally well-equipped kitchen with a full commercial catering capability and vented extractor system. There is ample kitchen support areas and storage. The beer cellar and spirit store are centrally located near to the two bars.
The business benefits from excellent signage which is observed from both approaches. The subjects are located within circa 5 acres. There is car parking to the front and side of the main building for 24 cars. To the front of the Inn is external bench seating with attractive log flower planters. The owners have recently built a new motorcycle storage area to the rear of the property. Access to the bunkhouse and courtyard areas is via new concrete footpaths and access to the new kitchen and dining area for the bunkhouse is via a ramped decking area.
The grounds to the rear of the property could present some opportunities for further development. Areas of hard-standing could be utilised for campervan hook-ups and the rough area to the back may offer some options for additional building opportunities. Any development will require the consent of the Highland council and are subject to formal application.
The subjects benefit from mains electricity. Water supply is from a private facility and drainage is via a septic tank. There is oil-fired central heating and propane gas for cooking. The subjects are Fire and Environmental Health compliant. The property has a CCTV system.
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