7 bedroom guest house for sale

Inveran Lodge, Seafield Street, Nairn, IV12

Offers Over £685,000

Property Description

Commercial information

  • Business for sale
  • Use class orders: C1 Hotels

Full description

Tenure: Freehold

  • Excellent and substantial 5-Star quality bed and breakfast and self-catering accommodation within the ever-popular seaside and golfing town of Nairn.
  • Versatile "home and income" lifestyle opportunity, enjoying year-round trade, ideal for the discerning buyer.
  • 3 stunning letting rooms in the main house and a 3-bedroom self-catering unit plus 1-bedroom owner's accommodation.
  • Excellent roadside trading location, 5-minute walk to the beach and Nairn Championship Golf Course.
  • Stylish public rooms, including private lounge, dining room and first floor guest drawing room.
  • Set in mature and beautifully presented gardens with ample off-road parking.


DESCRIPTION
Inveran Lodge and Cottage is a stunning and architecturally unique Victorian villa situated in the most desirable West End of Nairn. Dating back to 1891, this substantial property has a well-recorded history. Set within beautiful garden grounds, the trading elements include 3 exquisite and spacious en-suite letting bedrooms. Additionally, there is a self-contained wing with private entrance and garden grounds, currently operated as a self-catering unit accommodating parties of up to 6. Inveran is a standout property that can only be appreciated by viewing. The current owner has intelligently maintained and improved this beautiful house without compromising any of the stunning original Victorian features which are evident throughout, including cornicing, high skirting boards and original fire places.

The property also boasts excellent guest facilities, which are all appointed to the highest standard. The service areas are also of a very good standard. In addition, there is comfortable owners' accommodation which combines with the trading elements seamlessly, making this a highly desirable property for a discerning buyer who wishes to trade a beautiful lifestyle business in an attractive location. Inveran could also be utilised as an equally stunning home for an extended family.

LOCATION
Located in the much sought after West End of Nairn, Inveran sits in extremely well maintained and attractive grounds. The property is set beside the swimming pool complex and links play area, and just a 5-minute walk from Nairn Links and the Moray Firth beyond; the popular seaside resorts acclaimed blue flag beaches make this a renowned holiday destination. Nairn has long been popular with tourists, attracted by its mild climate and long sandy beaches. Nairn town centre is but a short walk, ideally situated for those either visiting or working in the town or those wishing to walk to nearby shops, restaurants etc. Nairn has extensive facilities for visitors boasting two championship golf courses, an excellent indoor swimming complex, plus many other social and entertainment facilities.

Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie's final futile attempt to gain the throne in 1746. Whether it is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. The area proves highly popular with golfers, anglers, ornithologists and naturalists, not to mention business clientele and of course tourism - a key business driver.

The Moray Firth is renowned for its aquatic life, especially its dolphin population which can be observed from commercial boat trips. Nairn also attracts a significant number of visitors to its Highland Games and Farmers Show in the summer months. The town has a good range of shops and amenities plus excellent leisure facilities. Nairn also benefits from the establishment of super-fast broadband. Nairn has a mainline railway station. Inverness is within easy reach and has all the facilities of a modern city including its airport (6 miles away), providing daily flights both domestically and internationally, connecting to LHR, LGW, MAN and AMS to the rest of the world. Nairn has an excellent range of public and private schools close by.

TRADE
The present owners operate on a purely bed and breakfast basis for their 3 en-suite letting bedroom and a self-catering basis for the holiday cottage. Inveran Lodge is an easy to operate business and is currently maintained by a sole trader. The house and trading elements combine to present an attractive lifestyle business and family home. The vendor trades the business to suit her personal preferences and, through choice, does not advertise via on-line booking agencies. The business benefits from a great reputation, a high-level of repeat trade and a modern website ( The current trading model allows the owner to only make a limited number of rooms available on occasion throughout the year to suit with her personal lifestyle choices. There is certainly scope for new owners to develop and drive the business further generating greater income. There is strong demand for both self-catering and B&B accommodation throughout the main holiday season (April - October). New owners could drive trade to a much higher level with the use of on-line platforms, social media etc.

REASON FOR SALE
The present owner has operated Inveran Lodge for over 25 years and has enjoyed a rewarding and successful lifestyle to date. It is her planned retirement from the hospitality sector and desire to move closer to family, that brings this excellent home and income opportunity onto the market.

THE PROPERTY
Inveran Lodge is a prestigious villa dating from 1891, of traditional stone construction under a pitched slate roof. A substantial detached property, with accommodation laid out across two floors, Inveran exhibits a great many original features with superbly presented public areas and beautiful mature gardens, this property seamlessly blends Victorian opulence with superior modern facilities. The house has a character and charm seldom seen and will appeal to the discerning buyer.

PUBLIC AREAS
The main entrance point to this prestigious property has beautiful carved stonework above the main substantial double door. Leading into a spacious vestibule, a second door which is partially glazed leads into the spacious and breathtaking hallway. The reception hallway radiates elegance and is finished to a high standard complete with many original features such as high ceilings and lovely skirtings; these qualities and others are reflected throughout the property in abundance. To the left of the hallway is the stunning breakfast room, with double aspect windows and a stunning feature Victorian fireplace.

The beautiful original wooden design staircase leads from the hallway to the first floor and all the letting bedrooms and drawing room. On the landing there is a skylight which affords copious amounts of natural sunlight to engulf this spacious area. Off the hallway access is gained to all rooms. The spacious guest drawing room is elegantly decorated and also benefits from high ceiling and cornicing, double aspect windows and feature fireplace; all in keeping with a period property of this quality and standard. The drawing room has the potential to be converted to offer a further letting bedroom subject to planning consents.

LETTING BEDROOMS
There are 3 beautifully presented en-suite letting bedrooms. Each individually designed but all well-appointed with matching bed throws, curtains and pelmets plus excellent quality furniture. The generously sized bedrooms all come complete with original feature Victorian fireplaces, with wrought iron fire inserts, original decorative tiles and wooden mantles. All rooms boast super king-size beds. Room 1 benefits from double aspect windows making this a most bright and airy room. The en-suite is beautifully finished with shower and separate bath. Rooms 2 and 3 also benefit from large modern en-suite facilities with bath and shower-over. All rooms are decorated to give a warm traditional Scottish welcome and have flat screen TV's, hospitality trays and Wi-Fi.

PRIVATE ACCOMMODATION/SERVICE AREAS
The owner's accommodation, set on the ground floor, is configured to large lounge and an en-suite bedroom. Both rooms are spacious and provide a high degree of comfort. Where a family required greater space, there is scope for the cottage to be used as family accommodation turning the trading elements into a 4-bedroom guest house.

The house has a large kitchen offering tremendous space for both guest and private needs. Off the kitchen and adjoining the dining room is a small area, 'The Butlers Pantry' which offers guests an area to serve themselves fresh coffee etc. This room also leads into the private garden. On the first floor is a spacious and well-equipped laundry; ideally located for room change-overs. Throughout the property there is adequate storage facilities, making this a most functional business.

INVERAN COTTAGE
A most attractive feature of this sale is the self-catering annex. This well-appointed and beautifully presented unit can be privately accessed via the car parking facilities to the rear, overlooking its own private seating area. Sleeping up to 6, the cottage comprises a well-appointed galley kitchenette, cosy family lounge complete with dining area and gas-effect stove, a family bathroom with bath and overhead shower, and 3 spacious letting bedrooms all generously sized, configured to double, and presented to a high level. The cottage is very popular and offers a five-star customer experience as is shown in many online review sites.

GROUNDS
Inveran is a substantial Victorian villa set in mature gardens with a range of plants and shrubs, laid mainly to lawn. The garden grounds offer excellent amenity space and the enclosed 'Private' garden is a tranquil setting which both the owners and guests enjoy. Set with patio furniture, this area is ablaze with colour from beautiful flowering perennials and established plantings. To the rear of the property there is a gravel drive and parking for 6 cars, sufficient for private and guest needs. Within the grounds there are a number of outbuildings including a large drying room and smaller lawnmower and storage facilities. This unit is ideal for bike and golf club storage. There is a further shed which houses the newly installed boiler and gives access to the 'East Garden'.

SERVICES
The property benefits from mains electricity, gas, water and drainage. Central heating is Gas fired and the property was recently fully refitted with a new boiler and heating system. The property is partially double glazed. Wi-Fi is available throughout.


More information from this agent

Nearest station

  • Nairn (0.5 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

ASG Commercial, Inverness

17 Kenneth Street Inverness IV3 5NR

01463 568016 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Nairn (0.5 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

ASG Commercial, Inverness

17 Kenneth Street Inverness IV3 5NR

01463 568016 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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