LOCATION
Kelso is a picturesque Scottish borders market town, with a population of approximately 7,000 persons, within a growing independent retail and tourism sector. The town, which is also famous for Kelso Abbey and the Kelso Racecourse, is also highly assessable to the City of Edinburgh, approximately 1 hour to the north and Newcastle-Upon-Tyne, approximately 1 hour 30 minutes to the south. The subject property is located at the heart of the town centre.

DESCRIPTION
The subjects are formed within the ground floor, basement and part upper floors of interconnected traditional town centre stone buildings.

ACCOMMODATION
We estimate the ground floor area is as follows:

GROUND FLOOR (Front)
The Bistro
There is a bistro/café with seating for approximately 30-40 persons, accessed directly from the front of the property, adjacent to the Town Square. There is a servery counter area, and the bistro connects to the communal kitchens/service areas.

GROUND FLOOR (Rear)
The Main Bar
There is an attractive main bar area, which is accessed from the rear of the property via Abbey Row. This is a traditional bar, with an open fireplace and seating for approximately 60 persons.

SERVICE AREAS
There is a central commercial kitchen area, with wash-up and separate ladies and gentlemen's toilets.

BASEMENT
There are separate front and rear basement areas. The rear basement houses the beer cellar with drop hatch loading.

UPPER FLOOR DWELLING FLAT
There is a dwelling flat over the first and second floor. The flat has a large lounge/kitchen area and double bedroom with ensuite bathroom at first floor level.

At second floor level there are two further large double bedrooms, each with an ensuite shower room. The flat has an attractive terraced area.

RATEABLE VALUE
The premises are listed in the Valuation Roll as a Public House, Abbey Row, Kelso, TD5 7JF. The current Rateable Value, with effect from 1st April 2023 is £20,250. The proposed draft Rateable Value, with effect from 1st April 2026 is £24,500. A new occupier will have the right to appeal the Rateable Value.

SERVICES
We understand that there is a separate gas fired boiler for the ground floor licensed premises and a gas fired boiler for the upper floor dwelling flat. We understand that the property is connected to mains water, electricity, gas and drainage.

PREMISES LICENCE
There is a premises licence in place, which will be transferred to a purchaser.

THE BUSINESS AND OPPORTUNITY
The White Swan presents a number of opportunities to a purchaser. The present layout has a bistro/café off the main street, with the main licensed premises entered from the rear. There is an opportunity to focus on daytime café/restaurant trade or evening bar trade, dependent upon a purchaser's particular business model.

There is an extensive upper floor three bedroomed dwelling flat and each bedroom has ensuite facilities. There is the opportunity to create short-term letting accommodation (subject to the necessary consents) on the upper floor or, indeed, a mixture of owner's accommodation and letting accommodation as appropriate.

This is an extensive property within a highly attractive town centre location, with obvious commercial redevelopment possibilities.

THE PRICE
Our clients are seeking offers over £195,000 (plus VAT if applicable) for the benefit of the heritable interest in the property.

EPC
The property has an EPC rating of C. An EPC certificate can be made available to interested parties.

ANTI MONEY LAUNDERING
The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 came into force on the 26th June 2017. This now requires us to conduct due diligence not only on our client but also on any purchasers or occupiers. Once an offer has been accepted, the prospective purchaser(s)/occupier(s) will need to provide, as a minimum, proof of identity and residence and proof of funds for the purchase before the transaction can proceed.