Kinlochewe Hotel, Kinlochewe, Wester Ross, IV22 2PA
* Located in an area of unsurpassed natural beauty, within a destination location for thousands of visitors every year.
* Year-round operation offering 9 quality letting bedrooms plus a 12-bed bunkhouse with a quality food and beverage provision.
* Characterful and well-appointed public rooms including a bar with 40 covers, a comfortable lounge plus separate breakfast room, providing an over-spill dining room.
* Spacious and well-appointed 2-bedroom owners' accommodation plus 2 further flats for staff/family accommodation.
* Highly profitable business providing a true home and lifestyle business opportunity and some development potential subject to consents.
Kinlochewe Hotel is a substantial and attractive building dating to around the mid-1800s. This prominent property is set on the North Coast 500 Tourist Route and has an imposing roadside frontage. Originally a coaching inn, the hotel has benefitted from recent upgrading and renovation, now combining a modern hospitality business within a historic setting. The current owners have significantly invested in the business making it an attractive destination, offering flexible quality guest accommodation. The 9 letting rooms (7 en-suite / private facilities; 2 rooms with shared bathroom) and 12-bed bunkhouse provide a consistently high level of income and draws in custom to the wet and food sales. The trading elements combine with excellent service areas, which, when coupled with spacious owners and staff accommodation, make the Kinlochewe Hotel a highly desirable acquisition for someone wishing to own and run their own lifestyle business. The hotel is trading very positively with good advance bookings, thereby offering prospective new owners a sound operation and the opportunity to take it to the next level. The property is in walk-in condition, so new operators can focus all their attentions on further developing the business. There is some latent development potential subject to consents.
The Kinlochewe Hotel is a mainly year-round profitable operation which is ideally situated on the popular North Coast 500 Tourist Route. Set in Rural Wester-Ross, amongst some of the most dramatic scenery on offer within the Highlands of Scotland, the hotel is perfectly placed to cater to the demands of the many people who visit the region throughout the year. The current owners have developed trade and now are a go-to accommodation provider for many cyclist groups, photography clubs and numerous mountaineering gatherings. In addition, they achieve a high rate of repeat business from other holiday-makers and groups.
The hotel has a strong reputation both locally and with visitors; the latter posting many laudable comments on review websites. Kinlochewe Hotel is a member of CAMRA and can be found in the "Good Beer Guide" which attracts a significant throughput of custom. The Hotel was filmed in a short video as an example of a "centre of excellence" for actively supported sustainable tourism by Mountain Bike Scotland in association with VisitScotland. The business also has an excellent name for its catering offering plus its well-presented and comfortable rooms. The current owners have reconfigured the bar to reflect modern standards and now offer a wide range of whiskies, excellent beers and home-cooked high-quality food using the wealth of local seafood and prime meats that reflect the best of quality of Wester Ross. In addition to resident guests, the bar and food aspects are supported by the nearby campsite, self-catering and B&B clientele staying in the locality. Situated on the main Inverness to Gairloch road, the Kinlochewe Hotel has an enviable trading location which provides a high volume of passing trade during the main season both from tourists and business travellers.
There are 9 letting rooms within the hotel plus a 12-bed bunk house which generate a consistently high level of custom. The accommodation appeals to groups, couples and the lone traveller, generating high levels of occupancy during the peak season with credible take-up rates during the shoulder months of the main tourist season. The business draws much of its custom through the use of its interactive website and via the medium of other portal websites. In recent years, the dependence upon on-line booking agencies has diminished which makes the hotel more profitable than other establishments that wholly rely on such.
The Kinlochewe Hotel has (as at 30 Sept) 31% occupancy bookings for its hotel rooms for the season 1 April - 31st October 2022. This level of forward activity already translates into circa £61,000 worth of income and indicates that the business should achieve its historic occupancy rates of IRO 95% for the period in question. The average for those with advanced bookings comes in at 2.6 nights per stay which enables the hotel to minimise change-over costs etc. These figures exclude bunkhouse reservations which currently stand at £4,200. The importance of these forward bookings is that it draws in customer spending on food and drink. Of the bookings made for the trading year 2022, virtually all bookings have been made without the use of On-line Booking Agencies, thus negligible commission costs have been charged for bookings.
The hotel mainly employs a team of local full-time and part-time staff with 2 full-time overseas employees with settled status, who have committed to the 2022 season.
Kinlochewe is a picturesque Highland village enjoying an outstanding setting with an abundance of wildlife right on its doorstep. Wild deer (Red, Roe and Sikha deer) are commonplace in the surrounding hills and glens, sharing their habitat with golden eagles, sea eagles, black-throated divers, ptarmigan, wild goats, pine marten and mountain hare amongst others. In the streams and lochs local to the hotel, you can regularly see otters playing beside the rivers and lochs which abound with salmon and trout. The area is world-renowned for its outdoor pursuits including mountaineering, hill walking, cycling, photography, fishing and game sports. Less energetic visitors enjoy the many historic and fascinating places of interest and, of course, the outstanding natural beauty of the area. The Beinn Eighe National Nature Reserve hosts a Visitor Centre and 'way-marked' trails for all abilities and is home to many unique habitats for flora and fauna that attract visitors from all around the world. Kinlochewe is an excellent base from which to explore the beautiful West Coast with Gairloch, Ullapool and Skye all suitable for day trips.
The village of Kinlochewe has a general store, Post Office and a petrol station. Excellent schooling is available with a primary school located in the village and secondary schooling provided in Gairloch which is only a 30-minute bus ride away; a school bus runs daily. Gairloch also has a wide range of other community facilities including a medical centre and a choice of shops. Inverness, the Highlands capital, is a 55 minute drive and offers the full range of services expected of a regional cultural, economic and social centre.
REASON FOR SALE
The present owners bought the hotel in April 2017 and have developed it into a popular and thriving business, building on the success of previous owners. They have thoroughly enjoyed their stewardship of the hotel but their planned retirement from the licensed trade now brings this attractive business opportunity to the market.
The property is a substantial building of traditional construction dating from circa 1820 with significant outbuildings and external areas. Stone-built under a slate roof, the hotel has a most imposing roadside frontage with accommodation arranged over 3 floors. The business benefits from excellent signage and branding.
The Kinlochewe Hotel is well-presented and exudes its own very unique character with a bright and airy feel. Decorated to a high standard and appointed with good quality fixtures and fittings, the business is classified as in 'walk-in' condition. The hotel's entrance faces the main road and access is through an outer door leading to a vestibule; thereafter into the bright and spacious lounge area with comfortable leather sofas. There is a separate door leading directly into the bar. The traditional bar contains a wood-burning stove and has a cosy ambience. The bespoke wooden bar made of local Douglas Fir has a wide selection of real ales, wines and spirits including a vast array of single malt Scotch whiskies; all are popular with locals and visitors. The dining tables are also made locally from Douglas Fir and seating is both fixed and free-standing. In total, this area can accommodate around 44 diners comfortably. Ladies and gentlemen's W.C.s are adjacent to the bar and lounge; as is the hotel reception office. From the lounge there is access to another dining room, currently used mainly for breakfasts, this attractive area offers the potential for additional dining covers during the peak season.
The hotel has 9 comfortable letting bedrooms to sleep 16 guests which are configured as follow:
Room 3 - Twin room with en-suite shower room
Room 4 - Double room with en-suite shower room
Room 5 - Single room with en-suite bath and shower
Room 6 - Double room with shared bathroom
Room 7 - Twin room with shared bathroom
Room 8 - King-size double room with en-suite bath / shower room
Room 9 - Single room with en-suite shower room
Room 11 - Twin room with private shower room
Room 12 - King-size double room with en-suite bath / shower room
All rooms are centrally heated and have excellent furnishings plus attractive décor. In room facilities include TVs, tea/coffee making facilities etc. The hotel is Wi-Fi enabled throughout.
PRIVATE / STAFF ACCOMMODATION
A beneficial feature of the hotel is the well-appointed 2-bedroom owner's accommodation, situated on the first floor and comprising entrance vestibule leading to large dining room, with a kitchenette off. A hallway leads to an attractive master double bedroom, a further double bedroom plus a large bathroom with feature tub and separate shower. An attractive aspect of the accommodation is the bright and airy lounge with bay window which looks out over the mountains.
There are two attic-flats for residential or staff use:
Flat 1 - Large lounge area, double bedroom with en-suite shower room.
Flat 2 - Double bedroom and spacious shower room.
The Bunkhouse is detached from the main hotel building and is a simple, warm and comfortable facility, ideal for travellers on a budget. It attracts a very wide range of clientele and is used throughout the year by individuals and groups who enjoy the self-sufficiency it offers. The Bunkhouse is centrally heated throughout. There is a spacious and well-equipped kitchen / dining room with large 8-burner, double oven, range cooker plus a vast array of other items. The sleeping accommodation is accessed through the kitchen and has 12 beds in 4 sets of 3 bunks. Each room offers storage, with a locked cupboard for each occupant. The bathroom facilities comprise of 2 individual shower cubicles; 2 toilet cubicles and 2 wash-hand basins. There is also a drying room fitted with a dehumidifier.
The hotel has a spacious, well equipped commercial kitchen and supporting preparation areas with ample refrigeration and freezer storage. The kitchen is well-appointed and has an extractor unit plus a wide range of cooking appliances. Off the main food preparation space is a pot-wash area and numerous ancillary dry goods and general storage rooms. The beer cellar is located behind the bar and affords excellent access for deliveries. A small reception office is conveniently situated across from the bar and off the lounge. The first floor has abundant storage cupboards and a utility room with commercial washing machine and tumble drier.
The hotel garden to the rear of the property is fully fenced with access via a gate to the hotel car park. Currently set to mainly grass with mature trees and shrubs and a patio area. The garden also houses the recently installed gas and oil tanks. The private car park has parking for around 15 cars (there is an additional public car park opposite the hotel if needed). There is a large general store in the disused stable building which offers some development potential subject to planning permissions. A shed suitable for bike storage etc. is located in the car park. A custom-made wooden shed offers covered smoking area. There is an additional stone-built store off the main building with freezer storage.
The property benefits from mains electricity, water and drainage. Oil-fired central heating and LPG gas cooking are served from tanks to the rear of the subjects. A well-maintained fire alarm system is fitted throughout the hotel. A Wi-Fi system is accessible in all guest areas. The hotel has external lighting to the front aspects, car park and patio area to the rear.
Kinlochewe Hotel, Kinlochewe, Wester Ross, IV22 2PA
NEAREST STATIONSDistances are straight line measurements from the centre of the postcode
- Achnasheen Station8.6 miles
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