Crown Guest House, 19 Ardconnel Street, Inverness, IV2 3EU
* Pleasantly presented mid-terraced Victorian Highland (3-Star VisitScotland) guest house with character and charm.
* Easily run "home and income" lifestyle opportunity with good development potential, ideal for first time entrepreneurs.
* Trading 8 good quality letting bedrooms (all en-suite or with private facilities) and dining room.
* Comfortable owner's accommodation, with en-suite double bedroom, lounge, kitchen and access to rear garden.
Crown Guest House is an attractive and substantial mid-terrace late-Victorian villa, with a great many attractive original period features. Located in the much sought-after Crown area, benefiting from a prominent position close to the city centre, but in a very popular area for those seeking holiday and business accommodation in Inverness.
This imposing building, of stone construction, is ideally located both as a family home and a trading entity, being both close to a plethora of amenities locally including schooling. The property offers both a well-established home and a strong trading platform, making this a perfect home and income earning opportunity. The letting bedrooms and public areas reflect a good level of comfort with the new owners being able to stamp their own personality on the business. The business currently trades 8 quality letting bedrooms, all with en-suites or private facilities, and a well-appointed dining room. An attractive feature of this sale is the separate and private owners' accommodation to the rear aspects. Though currently configured to a 1-bedroom en-suite facility, Room 8, which is en-suite, could be subsumed into owner's accommodation. The property has a yard to the rear with some external storage.
The letting accommodation is generally well presented, providing a good level of guest facilities, in combination with the attractive dining room, and spacious 1-bedroom owner's accommodation, Crown Guest House presents a highly desirable "home and income" lifestyle opportunity.
Presently, the vendor lives off site and leases out the owner's accommodation in addition to the letting bedrooms. However, new owners living in situ within the guest house could reasonably operate the 7 / 8 letting bedrooms which offer the ability to trade up to or beyond the VAT threshold, generating a strong level of profitability. As with many businesses in the Crown area of Inverness, the Crown Guest House trades purely on a bed and breakfast basis. Operating on a mainly year-round basis, the business provides a commendable level of turnover which translates into a strong income, thus providing a good quality of life from an easy to operate business model. During the main 7-month season (Easter - October) income is derived from a varied customer base including business travellers and general tourists. During the quieter winter months trade remains buoyant as Inverness benefits from year-round visitors and individuals working in the city.
The business has a solid presence on the internet utilising the Eviivo automated booking platform. The guest house also advertises through VisitScotland and has a 3-star grading. In addition, the business has solid reviews on a number of review sites (TripAdvisor etc.). Crown Guest House does not have its own website but this is an area of business development for new owners; as is the use of social media. The business has a strong trading record in recent years with solid profitability. Moreover, given the location and stature of this walk-in proposition, it is believed that there would be little concern over future sustainability.
Crown Guest House is conveniently situated centrally to Inverness, where guests can easily access nearby shops, restaurants and other city centre amenities. Equally, the guest house is an ideal base from which to explore the wider highlands. The guest house is a 15-minute walk from the ever-popular Eden Court Theatre and conference centre. In addition, the River Ness is situated a few minutes' walk away and is popular with guests taking leisurely strolls. The city itself has extensive facilities for visitors boasting three golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. 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 be a Whisky Trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles (including Inverness Castle), the property is an ideal base being within easy reach of a wide range of visitor attractions. The City of Inverness has benefitted from much expansion over the past few years and has a full range of social and welfare facilities associated from a modern city.
Inverness is also a popular city in which to live with a vibrant cultural offering and the presence of many social and entertainment venues close-by. The city also has excellent communications links (bus and rail station, with the airport 15 minutes' drive away). Schooling in Inverness is plentiful plus the University of the Highlands and Islands provides a wide-range of tertiary level courses. The welfare amenities in Inverness are also excellent with a major hospital plus many outreach services.
REASON FOR SALE
The present owner purchased Crown Guest House in August 2016. A desire to reduce business interests has meant that the property has been prematurely brought to the market.
Of traditional construction Crown Guest House is an attractive detached villa, built around 1880, of stone construction under a pitched slate roof. There is a sympathetic extension to the rear of the property under a flat roof. Accommodation is laid out over three floors.
Entrance to the building is via a small well-maintained garden which is laid to grass and gravel. Through a solid wood door, a tiled vestibule leads to an etched glass door which in turn presents a spacious reception hallway. The breakfast room is situated immediately to the left and provides with its large bay window a bright and airy dining experience, being set to 14 covers. The breakfast room has many period features reflecting the property's Victorian origins. The cast iron fireplace is most attractive, as is the recessed shelving units, decorative cornicing and ornate ceiling rose plus high skirting boards. Such features are readily observed throughout the property and add an air of charm of a bygone era. The reception hallway leads to the stairway with a stunning cast-iron balustrade and takes guests to 7 of the letting bedrooms on the first and second floors. Bedroom 8 is situated on the ground floor, as is the owner's accommodation. Within the second-floor landing is a coloured glass skylight which provides an abundance of natural light and presents a warming feature.
Crown Guest House has 8 spacious and well-appointed letting bedrooms configured as follows:
Room 1 - Triple (1 double and 1 single) bedroom with private shower room
Room 2 - Triple (1 double and 1 single) bedroom with en-suite shower room
Room 3 - Twin bedroom with private shower room
Room 4 - Twin bedroom with en-suite shower room
Room 5 - Small double / single bedroom with en-suite shower room
Room 6 - Double bedroom with en-suite shower room
Room 7 - Triple bedroom (double and single) with en-suite shower room
Room 8 - Small double / single with en-suite shower room
All rooms are pleasantly furnished and provide television, radio/alarms and hospitality trays. Each bedroom has ample storage, very good fixtures and fittings plus furniture of good quality. The bathrooms are well-presented with some being upgraded in recent years.
SERVICE AREAS/ PRIVATE ACCOMMODATION
Self-contained comfortable owners' accommodation is located on the ground floor with private access from the rear of the property. There is a comfortable lounge and a large double bedroom with modern en-suite facilities which is found to the rear of the property. There is a compact kitchen and utility area off the lounge. With excellent contemporary lighting and wood floors this is a most comfortable room. A further en-suite room on the ground floor is utilised by the current owner for business use but could be brought back into use as a further private room should new owners so desire. There is a boiler room and externally, there is a laundry room.
The frontage of the building has direct access via a garden to the pedestrian pavement on Ardconnel Street. The front garden is simply maintained with a small lawn and entry is via an iron gate. A rear garden area is mainly laid to paving and gravel providing a pleasant private family area. Two sheds facilitate ample additional storage and are suitable for securing guest bikes etc. Roadside parking on the main road is available through the issue of permits obtained from the local council. Public parking is available just across from the guest house and is free throughout the evening.
The property benefits from all mains services; electricity, gas, water and drainage. The building has gas-fired central heating. The business has a fire-alarm system and benefits from highspeed broadband.
Crown Guest House, 19 Ardconnel Street, Inverness, IV2 3EU
NEAREST STATIONSDistances are straight line measurements from the centre of the postcode
- Inverness Station0.3 miles
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