33-37 High Street, Tain, Ross-Shire, IV19 1AE

This attractive category B listed building, constructed in the early 19th century, offers a unique blend of architectural charm and redevelopment potential. Spread over two stories, with additional attic and basement storage, the property is an exciting opportunity for investors or developers.

The attractive traditional exterior is emphasised by the ground floor which features three doorways, each complemented by large shop windows. These windows not only facilitate a light and airy retail environment but also allow for flexible merchandising and branding opportunities, with ample room for signage above and on the windows themselves.

Notably, there is potential to divide the ground floor into two separate retail units, maximizing its utility. On the first floor, a two-bedroom living space includes a separate living area, kitchen area, bathroom, and separate WC. Notably, planning consent has already been granted for the addition of a third bedroom and shower room, along with creating direct access from the High Street. Whilst the property requires significant internal upgrades, it presents a fantastic development opportunity with the added advantage of being sold with vacant possession. This is an ideal chance to create something special in a prime location.

REASON FOR SALE
It is the Seller's desire to focus on a new project, this that brings this flexible opportunity to the market.

THE PROPERTY
This charming early 19th century building features a distinctive slate roof with dormers and extends to three floors. Its historical character is complemented by valuable additional storage options, including an unused basement and a windowed attic.
A highlight of the property is the double-door entry that leads into a quaint courtyard area, sheltered by a metal roof. This versatile space offers even more storage possibilities, making it both functional and inviting.

Listed building planning consent was granted in March 2023 for the redevelopment of the flat into 3 bedrooms and allows a dedicated access from the High Street.

THE RETAIL UNIT
The retail unit is strategically located on the ground floor, featuring independent street-level access through a prominent double door entrance situated in the centre of the main High Street facade. This space is split level, with steps leading between the two distinct areas.

The front area stretches along the full length of the facade, inviting a substantial amount of natural light through the large front window display, creating a spacious and airy environment. At the rear, the elevated area offers an additional sales area, complemented by a large separate storage room positioned to the rear right of the property. There is potential for the new owner to split the unit into two separate spaces, allowing for a variety of business opportunities.

THE FLAT
The flat is presently accessed through the retail unit, but under the current planning permission, this can be modified to provide direct access from the outside. It should be noted that the flat requires a complete refit to make it habitable. It currently comprises two bedrooms, a living space, a box room, a kitchen area, and a separate WC. Additionally, planning permission has been granted for the creation of an extra bedroom. This could be used as owners' accommodation or as a self-catering flat.

If the new use of the building entails converting it into a professional office or another function that would benefit from the existing individual rooms above, the new owners will need to obtain all necessary statutory authority approval to align with the intended use.

LOCATION
Tain is an attractive Ross-Shire town lying on the southern shores of the Dornoch Firth and sits adjacent the A9, the main arterial route in the Scottish Highlands. Tain also is a Royal Burgh. The town has several local attractions such as Tain Tolbooth and St Duthus Collegiate Church and also boasts a local history museum, Tain Through Time, and the Glenmorangie Distillery.

This property is located on the busy High Street in Tain, where local amenities include supermarkets, hotels, and a variety of local shops. There is a local train and bus service, and Inverness airport is just 34 miles away. There are two local Primary Schools, Craighill Primary and Knockbreck Primary. The local Secondary School is Tain Academy.

The area benefits from panoramic views over the Dornoch Firth to the north the hills to the west. The area has a number of beautiful beaches and coastal walks, with dolphin and seal sightings not uncommon. The location is popular for walkers and field sportsmen with an abundance of local wildlife, trout and salmon fishing opportunities and excellent wildfowling. Just as the abundance of wild duck and geese provide sustainable sport for wildfowlers during the winter months, there are many local reserve areas frequented by ornithologists who come to watch these wildfowl, wading and seabird species. Golf is another popular activity in the area and whilst the nearest course of Tain is very popular, the famous Championship Course of Royal Dornoch is only a short drive away. Slightly further North the Brora Golf Course is also an excellent venue. Tain is within easy reach of both the North and West Coasts. For tourists the business is excellently placed to explore a range of castles and distilleries and indeed is a good base from which to make a day trip to Loch Ness and visit the Highland capital (Inverness) itself. This area of natural beauty is popular with holidaymakers and the area supports a number of caravan and camping sites, bed and breakfasts, and self-catering accommodation options which could fuel demand for a variety of developments.

SERVICES
The unit benefits from mains electricity, water and drainage.