Carlton Hotel, 67 High Street, Forres, Moray

SITUATION / LOCATION

The Carlton Hotel occupies a prominent position at 67 High Street, in the heart of the historic Royal Burgh of Forres. The town is one of Moray’s principal centres, offering a range of independent shops, cafés, professional services and everyday amenities, and an established visitor market. The hotel is within easy walking distance of the town’s shops, Grant Park, the Tolbooth and Forres railway station.

Forres lies approximately 12 miles west of Elgin and 25 miles east of Inverness, with convenient road connections via the A96. Inverness Airport is readily accessible, while regular rail services connect the town with Inverness, Aberdeen and the wider national network. The surrounding area attracts visitors throughout the year, with the Moray coast, Findhorn Bay, Brodie Castle, the Malt Whisky Trail, golf courses, walking routes and a wide variety of outdoor pursuits all close at hand. There are no external areas included with the property; however, public parking is readily available within the town centre.

THE PROPERTY

This substantial traditional hotel is arranged over a basement, ground floor and three upper floors, providing approximately 1,011.2 m² of internal accommodation. Its prominent High Street frontage and central location give the business an excellent presence within the town.

The ground floor provides the principal trading areas and is entered through a spacious entrance hall. Accommodation includes a generously proportioned public bar, a separate pool room, customer toilets and the principal commercial kitchen. Supporting areas include a second kitchen section, laundry room, laundry store, utility room, circulation space and additional service facilities.

The basement provides extensive back-of-house accommodation, including two large cellar areas, a further cellar, general storage, a boiler room and internal circulation. This practical space supports the bar, food service and wider hotel operation while keeping deliveries, stock and essential services separate from the main customer areas.

The first floor offers considerable operational flexibility. It includes two spacious function rooms suitable for private events, meetings, celebrations and community gatherings, together with a separate reading room, office and service areas. This level also incorporates a staff room and the owner’s flat, providing useful on-site accommodation for a resident proprietor or manager.

Guest accommodation is arranged across the second and third floors. The hotel currently offers 13 letting bedrooms in a range of sizes and configurations, including double, family and flexible occupancy rooms. In addition, there is a 2 bedroom apartment suite. Nine bedrooms benefit from en-suite shower facilities, with the remaining rooms served by conveniently located bathroom facilities. The upper floors are connected by internal staircases and include useful circulation and ancillary areas.

THE BUSINESS

The Carlton is an established town-centre hotel and public house, combining accommodation, bar sales and function income from a single prominent property. Its mix of 13 letting bedrooms, substantial public bar, pool room and two function spaces gives an incoming operator several complementary revenue streams rather than reliance on accommodation alone.

The business is well placed to serve commercial guests, contractors, leisure visitors and people attending local events or family occasions. The central High Street position also supports regular local trade and provides convenient access to the surrounding area. The sale represents an opportunity to acquire a substantial hospitality property with an established identity, owner’s accommodation and the space required to operate and further develop a diversified hotel business in one of Moray’s most attractive and accessible towns.