Westmore Bed and Breakfast, 9 Novar Road, Alness, Ross-Shire, IV17
* Simple operating model with a solid trading base and the potential to generate strong profitability from year-round trade.
* Outstanding "home and income" lifestyle opportunity within a roadside trading location in the popular town of Alness.
* Substantial footprint with ample ancillary buildings including games room, summer house and a covered hot tub.
* Private and attractive 3-bedroom owner's cottage plus spacious enclosed family garden and off-road parking.
Westmore B&B is a charming budget bed and breakfast business with a prominent roadside trading location in the busy town of Alness. This attractive property dates back to the late 1800's and we believe to be original to the town. The business is accessed via the main road and has a substantial footprint. Internally there are six well-appointed and comfortable letting bedrooms, four of which are en-suite, a modern kitchen area and a cosy breakfast/dining area with seating for 12 guests. The business is well supported with excellent storage and amenity space. A 3-bedroom owners bungalow was built within the grounds in 2005 and offers a compact and comfortable family home, allowing the business operation to run separately.
The business benefits from excellent roadside signage and ease of access with ample on-site parking. Turnover is generated from the six letting rooms, which offer comfort and functionality with an ambience to match. There is undoubted potential to trade the bed and breakfast at a higher level and to diversify the business aspects further. The property also benefits from a large timber clad unit which has been used in the past as a games room but could be developed into additional rooms or a self-catering accommodation unit subject to the necessary planning consents.
The current owners have intelligently developed the business over many years in terms of décor and fixtures and fittings, and this is ongoing. The property has attractive guest facilities, good owner's accommodation along with excellent ancillary and service areas which all come together to form this attractive, comfortable and well-established bed and breakfast opportunity.
Trading from a most prominent location, the business operates as a quality bed and breakfast providing an enviable level of service and facilities as noted on a number of the review sites. The business has 6 excellent letting bedrooms which drive trade from the many holiday makers who visit Wester Ross and the surrounding areas. Tourism, a key driver of trade, includes the many guests who play golf, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features.
The owners utilise commission-based portal website Booking.com which generates the vast majority of business, however a new relationship with local coach companies has ensured a large number of tourists visit from the many cruise liners which visit Invergordon just 4 miles away. The business operates below the VAT threshold and provides a sound level of profitability but with the capacity to trade to a higher level. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a well-structured website.
The Town of Alness is set adjacent to the busy A9; the arterial route from Inverness to Thurso. The property is most convenient for guests wishing to walk to the excellent range of nearby shops, restaurants etc. Alness is well served with facilities and services for visitors and residents alike. The location of Westmore bed and breakfast ensures that it benefits from the busy tourist season but also profits from the industries based within the region thereby affording year-round business activity. The town is centrally located for exploring the wider Highland area and taking in its many attractions. Inverness, Culloden Battlefield and Loch Ness are all within a day-trip distance. Outdoor pursuits such as bird watching and fishing also draw a great many visitors to the region who take advantage of the abundance of wildlife. Within the Cromarty Firth seals are readily observed and in the Moray Firth dolphins are a great attraction. For the dedicated golfer there are a number of outstanding quality golf courses within the immediate area, the most famous being Royal Dornoch. Castles, potteries and distilleries offer the more leisurely tourist ample places of culture, interest and history to visit. Alness enjoys a very good geographic location and is an ideal base from which visitors can continue their odyssey of Sutherland, Caithness and the West Coast.
REASON FOR SALE
The present owners purchased Westmore B&B in October 2005 and have enjoyed operating this fine business. However, it is their desire to retire that brings this desirable family home and charming business to the market.
Westmore B&B is an attractive semi-detached property, of stone construction under a slate roof dating back to the late 1800's. A newer detached 3-bedroom bungalow within the grounds was built in 2005. The trading elements comprise of a terraced property over two levels under a pitched roof. A sympathetic flat roof extension to the rear of the property adds additional service areas. The grounds provide a good degree of amenity space and parking. There is evidence of a proactive maintenance regime, it appears the current owners have intelligently developed the business over many years.
Entry to the property is via a private driveway and garden area through an outer door leading to the main reception hallway. The main reception hallway is spacious and presented in excellent order. The large kitchen benefits from a range of modern fitted wall and floor units, as well as space for a dining table, providing ample space for business and family use. On the right is the resident's breakfast room which seats 10, this room is well furnished with a bay window.
There are 6 letting bedrooms; 2 on the ground floor and 4 on the first floor. The ground floor bedrooms are suitable for less able guests. From the hallway the stairs lead to the remaining 4 en-suite letting bedrooms.
The guest bedrooms are configured as follows:
Room 5 - Double bedroom with corner shower and whirlpool bath
Room 6 - Twin with large en-suite shower room
Room 1 - Double room with en-suite shower room
Room 2 - Double bedroom with en-suite shower room
Room 3 - Single bedroom with shared shower room on the ground floor
Room 4 - Single bedroom with shared shower room on the ground floor
The letting bedrooms are set up in such a way that they afford flexible letting options. The guest house can accommodate a maximum of 10 guests. The rooms feature double-glazing, central heating, Freeview television, in-room toiletries and hospitality trays.
The owner's accommodation, is a most attractive feature of the sale comprising a 3-bed cottage built in 2005. The cottage is accessed via the rear if the subjects, comprising 3 bedrooms, an attractive bathroom, a modern and well-appointed bright kitchen with underfloor heating and a comfortable family living room.
Access to the property is via a graveled drive with ample parking for up to 5 vehicles. Within the garden are two ancillary buildings. There is a 6x10 games room, which is timber clad under sheet metal profile roof. The games room has 2 rooms off the main area, with stove log burner chimney, and would be an ideal office or studio space. The games room also has the potential to be converted into further accommodation subject to the necessary consents. There is also an attractive area of decking with a partially constructed timber clad summer house which will be completed prior to sale and also comes with a covered hot tub.
The subjects benefit from mains electricity, gas, water and drainage. With gas fired central heating and double glazing throughout. The business is fully compliant with fire safety requirements. The property has Wi-Fi throughout.
Westmore Bed and Breakfast, 9 Novar Road, Alness, Ross-Shire, IV17
NEAREST STATIONSDistances are straight line measurements from the centre of the postcode
- Alness Station0.6 miles
- Invergordon Station3.2 miles
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