China Town Takeaway and Rooms, Evanton, Highland

DESCRIPTION

Situated in the heart of Evanton, a thriving village with a population of approximately 1,400 and a broader catchment area exceeding 20,000, China Town Takeaway and Rooms opportunity offers a substantial and characterful Victorian property with modern extensions to the rear.
This prominently positioned building benefits from excellent roadside frontage, enhancing both visibility and accessibility. The site extends significantly to the rear, providing operational flexibility and potential for future development.
Internally, the property exudes charm and warmth, combining original period features with modern upgrades. Recent refurbishment has brought the public areas and five letting bedrooms up to a high standard. Four of the bedrooms feature en-suite facilities, while the fifth has its own private amenities, all designed to ensure guest comfort.
The property is licensed to sell alcohol and includes a well-appointed commercial kitchen with a full range of ancillary preparation and storage areas. All public and service spaces are in generally very good condition, allowing new owners to focus on service provision rather than capital investment.
Well established within the local community, the current tenants operate the highly successful China Town Takeaway from the ground floor. This property offers an excellent opportunity for a hospitality or food retail venture, benefiting from strong existing demand and significant potential for growth.
Flexible sale options are available, including freehold, leasehold, or lease-to-buy arrangements

REASON FOR SALE

The food retail unit and accompanying rooms—currently operating as the China Town Takeaway and formerly known as the Balconie Inn—were acquired in February 2022. Since then, the current owners have undertaken a number of improvements as part of their long-term vision for the property. However, due to a change in family circumstances, they have made the decision to bring this highly attractive and well-positioned property to the market. Flexible sale options are available, including freehold, leasehold, or lease-to-buy arrangements.

TRADE

Historically, the business has traded successfully, delivering a respectable profit and supporting a comfortable lifestyle for its proprietors. The China Town Takeaway enjoys strong online ratings, with a 4.6 score on both Google and Facebook, while the Balconie Inn previously held an AA 3-star accreditation. In recent years, the business has primarily operated as a takeaway; however, there is clear potential to reintroduce a sit-in dining service and bring the letting rooms back into operation. The current asking price is highly competitive, reflecting the existing trading levels while not accounting for the significant future opportunities this property and business can offer.

LOCATION

The location of the China Town Takeway and Rooms offers a strong strategic advantage, benefiting from year-round local trade and a significant uplift during the busy tourist season. Situated just off the renowned North Coast 500 tourist route, Evanton attracts high visitor numbers annually, drawn by the area’s natural beauty, cultural sites, and outdoor pursuits.
Evanton is ideally positioned as a base for exploring the wider Highland region. Iconic destinations such as Inverness, Culloden Battlefield, and Loch Ness are all within easy reach. The area also appeals strongly to nature and outdoor enthusiasts, with birdwatching, fishing, and wildlife spotting among the top draws. Seals are frequently observed in the nearby Cromarty Firth, and dolphin sightings in the Moray Firth remain a major attraction. For golf lovers, the region is home to several excellent courses, including the world-famous Royal Dornoch.
For those interested in more leisurely pursuits, the area boasts an abundance of castles, potteries, and distilleries, offering rich opportunities to explore Scotland's culture, history, and craftsmanship. From Evanton, visitors can easily make day trips to Sutherland, Caithness, Orkney, and the West Coast, making it an ideal hub for wider Highland exploration.
Centrally located within a thriving population area—including nearby towns such as Dingwall, Alness, and Invergordon—Evanton also benefits from its proximity to Inverness, the capital of the Highlands, which is just a 20-minute drive away. The local economy has been bolstered by ongoing activity in the oil and renewable energy sectors, and the recent establishment of the Inverness and Cromarty Green Freeport further enhances the region’s appeal as a vibrant and growing business location.
Positioned adjacent to the A9, the primary arterial route from Inverness to Thurso, Evanton enjoys excellent transport links, including rail connections north to Thurso and south to Inverness and beyond. The village itself is well-served with facilities, making it attractive and convenient for both visitors and residents alike.

THE PROPERTY

Of traditional stone construction, China Town Takeaway and Rooms is a charming end-terrace property under a slate roof, with modern flat-roof extensions to the rear. Featuring an attractive red sandstone frontage, the property spans three floors and offers ample off-road parking to the rear, enhancing convenience for both guests and customers.
The retail unit and rooms comprise a substantial property occupying a prime roadside trading position. The site benefits from ample on-site parking for up to 10 vehicles and features a spacious beer garden to the rear, complete with a decked seating area. There is direct access from the bar area to the rear parking, providing convenient customer entry. The rear area also presents potential for further development, subject to the necessary Statutory Authority approvals.

PUBLIC AREAS

The property features a centrally positioned public entrance on the front façade, providing access to the takeaway via a welcoming lobby. A hallway also leads from the entrance into the bar and restaurant areas, located behind the takeaway servery. The character and charm of the building are immediately apparent in the public areas, which reflect the traditional appeal seen throughout the property.
The restaurant offers seating for approximately 30 covers, while the adjoining bar can accommodate around 10 customers. Both spaces benefit from a back-to-back servery and feature real fires, adding to the property's warm and inviting atmosphere. The takeaway servery is attractively finished with a slate floor and a feature stone wall, contributing to its rustic appeal.
Currently, the restaurant and bar are undergoing renovation, including the installation of a new timber floor to further enhance the interior. These areas are well supported by ample guest facilities, including ladies’ and gents’ W.C.s and a dedicated baby changing area.

LETTING BEDROOMS

Access to the letting bedrooms is from the reception hallway and are situated on the first and second floors. The China Town Takeaway and Balconie Inn currently has 5 letting bedrooms which are functional with quality furnishings and facilities plus in good decorative order. The rooms have modern bathrooms and are configured as follows:

Room 1 – Double bedroom with en-suite shower room
Room 2 – Double bedroom with en-suite shower room
Room 3 - Family room with double and single bed with en-suite shower room
Room 4 - Family room with double and single bed with en-suite shower room
Room 5 - Double room with separate and private bathroom


FINANCE AND LEGAL SERVICES

ASG Commercial Ltd is in touch with a variety of different lenders who can provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction where appropriate. We also have many contacts in the legal profession who can assist in all legal matters arising.

SERVICE ROOMS

The business benefits from a modern and highly functional commercial kitchen which is well provided for by way of facilities and equipment which is complemented by a separate larder / laundry area. There is adequate storage throughout the property, both in the kitchen and the accommodation areas. The business previously utilised an external storage unit to house the cellar and new owners, if they wished to serve keg beers etc. will need to resurrect this facility. There is a Chinese wok cooker which is not part of the sale; however, it is available by separate negotiation.

SERVICES

The subjects benefit from mains utilities; electricity, gas water and drainage. The business has a gas central heating and hot water system. The business has a modern fire alarm system.

EPC RATING

The property has an energy rating of ‘G’

ACCOUNTS

Any relevant financial information will only be made available to seriously interested parties subsequent to viewing.

TITLE NUMBER

The property’s title number is ROS5750.

PRICE

Offers over £220,000 are invited for the freehold interest and limited trade contents as seen (according to inventory). Stock at Valuation.

OFFERS

All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date, should one be set.

LICENCE NUMBER

The retail unit and rooms operate under the Licensing Scotland Act 2005, reference HC/CSR/0810. A copy of this will be made available to seriously interested parties post viewing.