Thriving Coastal Business, Family Home & Exceptional Lifestyle Opportunity, Portknockie, Moray
Offers in Excess of
£370,000
Business rates & charges may apply
- SIZE
Ask agent
- SECTOR
Takeaway for sale
Key features
- One of the Moray Coast's best-known and most successful fish & chip businesses
- Turnover exceeding £300,000 from limited trading hours
- Outstanding reputation with loyal customers and strong community support
- Destination business benefiting from excellent tourist trade on the North East 250 route
- Spacious three-bedroom owner's cottage with adjoining garage/store and enclosed courtyard
- Extensive fixtures, fittings and quality equipment included in the sale
- Established website, strong social media presence and recognised branding
- Excellent scope to increase turnover by extended opening hours and additional trading days
Description
DESCRIPTION
An exceptional opportunity to acquire one of the Moray Coast’s most recognised and profitable takeaway businesses, combining a thriving and highly respected fish & chip operation with spacious owner’s accommodation in a spectacular coastal setting.
Trading from a prominent central position within the picturesque fishing village of Portknockie, the business has built an outstanding reputation for quality, consistency and customer service. The business enjoys a substantial and loyal local following whilst also attracting visitors from throughout Moray, Aberdeenshire, Inverness, the Highlands and beyond, making it a genuine destination business.
The current owners have successfully developed a highly efficient advance telephone ordering system which enables the business to generate strong turnover from relatively limited opening hours. Demand frequently exceeds capacity during peak periods, with customers regularly securing telephone orders well before opening and queues often forming before and during service.
Combining strong financial performance, an established customer base and considerable future growth potential, this represents an outstanding opportunity for owner-operators, families, investors or hospitality professionals seeking a profitable lifestyle business in one of Scotland’s most attractive coastal locations.
REASON FOR SALE
After successfully owning and operating the business for over twelve years, the owners have decided to pursue new lifestyle opportunities.
The business remains highly profitable, popular and exceptionally well supported, providing incoming owners with a strong platform for future success.
TRADE
Portknockie Fish & Chip Shop enjoys an exceptional reputation for quality food, consistency and customer service, supported by an extensive base of loyal local customers and a substantial tourist trade.
The business benefits from excellent community support, strong social media engagement and repeat custom from customers who regularly travel significant distances specifically to visit the shop.
Renowned for its high-quality produce and extensive menu, the business caters successfully for a wide variety of customer preferences and dietary requirements, including vegetarian and allergy-conscious customers.
A unique feature of the business is the exclusive and highly popular Crunchy Fried Pop Pop Chicken concept, developed by the current owners and unique to the business.
Historically, the business traded six days per week and enjoyed strong demand throughout its opening hours. In recent years, the current owners have deliberately reduced trading hours to suit their preferred lifestyle whilst continuing to generate turnover in excess of £300,000 per annum.
This presents significant opportunities for future growth through:
-Extended opening hours
-Additional trading days
-Online ordering
-Delivery services
-ncreased seasonal trading
-Enhanced catering and event opportunities
The sale includes the established business website, social media accounts and associated branding.
Website: Facebook: Portknockie Fish & Chip Shop Instagram: @nuttall8941
LOCATION
Portknockie is an increasingly sought-after coastal village on the beautiful Moray Firth coastline, renowned for its spectacular scenery, friendly community and the world-famous Bow Fiddle Rock. The village attracts visitors throughout the year and forms part of the popular North East 250 tourist route, drawing walkers, cyclists, wildlife enthusiasts and holidaymakers from across the UK and beyond.
In addition to its strong tourism appeal, Portknockie benefits from a thriving year-round community and o?ers a range of local amenities including primary schooling, nursery provision, pharmacy, post office, convenience shopping, hotels, cafés, harbour facilities, bowling green, tennis courts and recreational amenities.
Its proximity to Cullen, Buckie, Fochabers, Elgin and Aberdeen further enhances its appeal as both a residential and business location.
THE PROPERTY
The property comprises an impressive mixed-use package, combining a thriving commercial enterprise with substantial owner’s accommodation, garage/store and attractive outdoor space. Occupying a prominent position within one of Moray’s most picturesque coastal villages, the property offers a rare opportunity to live and work in an exceptional seaside environment.
The original dwelling dates from the 1820s, with the commercial premises added around 1951. Over the years, the current owners have undertaken extensive renovation and improvement works throughout both the residential and commercial elements of the property.
The building has been comprehensively refurbished, including replacement wiring, plumbing and heating systems. Significant investment has also been made in infrastructure, including upgraded gas, water and electrical services, whilst the shop roof was completely replaced in 2023.
Unlike many commercial properties where residential accommodation is secondary, the owner’s accommodation and business premises are entirely separate, providing privacy, independence and an excellent balance between home and work life.
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 commercial premises are exceptionally well presented and fully equipped to support current trading levels.
The customer service area features a modern stainless-steel production and serving counter, illuminated menu displays and attractive décor reflecting the area’s rich fishing heritage.
Large windows provide excellent natural light, attractive sea views and allow customers to observe the operation of this highly successful business.
The cooking facilities include a Hopkins High E?ciency three-pan frying range with five separate basket fryers, glazed hot-holding display unit, double-deck pizza oven, contact griddle, refrigeration equipment, air conditioning and comprehensive extraction systems.
The business has benefited from significant ongoing investment in equipment, infrastructure and presentation, creating an e?cient operation capable of supporting substantial future growth.
OWNERS ACCOMMODATION
Included within the sale is a beautifully presented three-bedroom cottage-style home offering spacious and comfortable family accommodation.
The property has been extensively renovated and upgraded by the current owners to create a welcoming and practical family home finished to a high standard throughout.
Arranged separately from the commercial premises whilst remaining conveniently connected for day-to-day operation, the accommodation provides an ideal balance between family life and business ownership.
This should not be viewed simply as owner’s accommodation above commercial premises but as a genuine family home offering privacy, independence and an enviable coastal lifestyle.
SERVICES
The property benefits from mains electricity, gas, water and drainage.
A gas-fired boiler provides underfloor heating to the ground floor of the house together with wet radiator heating to the first floor.
The business is fully compliant with current fire safety and Environmental Health requirements.
EPC RATING
Chip shop: ‘C’ House: ‘C’
TITLE NUMBER
The property has a Title Number of BNF894.
PRICE
Offers over £370,000 are invited for the freehold interest, complete with goodwill and trade contents (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.
DEVELOPMENT OPPORTUNITIES
What makes this opportunity especially rare is the unique balance between profitability and lifestyle. The business currently trades only 12 hours per week, allowing the owners to maintain a level of flexibility seldom achievable within the hospitality sector.
There remains considerable scope for incoming proprietors to expand trading hours and significantly increase revenues by:
-Extending evening opening throughout the week
-Introducing lunchtime trading
-Capitalising further on the busy tourist season
-Expanding delivery and pre-order services
The business previously traded successfully on a six-day basis, demonstrating clear capacity for growth.
STAFF
The business is currently operated by the owners with the support of approximately 10 part-time staff, providing excellent operational flexibility and continuity.
A new owner may choose to remain hands-on, employ a manager to oversee day-to-day operations, lease the business or adapt the staffing structure to suit their own requirements and lifestyle objectives.
An exceptional opportunity to acquire one of the Moray Coast’s most recognised and profitable takeaway businesses, combining a thriving and highly respected fish & chip operation with spacious owner’s accommodation in a spectacular coastal setting.
Trading from a prominent central position within the picturesque fishing village of Portknockie, the business has built an outstanding reputation for quality, consistency and customer service. The business enjoys a substantial and loyal local following whilst also attracting visitors from throughout Moray, Aberdeenshire, Inverness, the Highlands and beyond, making it a genuine destination business.
The current owners have successfully developed a highly efficient advance telephone ordering system which enables the business to generate strong turnover from relatively limited opening hours. Demand frequently exceeds capacity during peak periods, with customers regularly securing telephone orders well before opening and queues often forming before and during service.
Combining strong financial performance, an established customer base and considerable future growth potential, this represents an outstanding opportunity for owner-operators, families, investors or hospitality professionals seeking a profitable lifestyle business in one of Scotland’s most attractive coastal locations.
REASON FOR SALE
After successfully owning and operating the business for over twelve years, the owners have decided to pursue new lifestyle opportunities.
The business remains highly profitable, popular and exceptionally well supported, providing incoming owners with a strong platform for future success.
TRADE
Portknockie Fish & Chip Shop enjoys an exceptional reputation for quality food, consistency and customer service, supported by an extensive base of loyal local customers and a substantial tourist trade.
The business benefits from excellent community support, strong social media engagement and repeat custom from customers who regularly travel significant distances specifically to visit the shop.
Renowned for its high-quality produce and extensive menu, the business caters successfully for a wide variety of customer preferences and dietary requirements, including vegetarian and allergy-conscious customers.
A unique feature of the business is the exclusive and highly popular Crunchy Fried Pop Pop Chicken concept, developed by the current owners and unique to the business.
Historically, the business traded six days per week and enjoyed strong demand throughout its opening hours. In recent years, the current owners have deliberately reduced trading hours to suit their preferred lifestyle whilst continuing to generate turnover in excess of £300,000 per annum.
This presents significant opportunities for future growth through:
-Extended opening hours
-Additional trading days
-Online ordering
-Delivery services
-ncreased seasonal trading
-Enhanced catering and event opportunities
The sale includes the established business website, social media accounts and associated branding.
Website: Facebook: Portknockie Fish & Chip Shop Instagram: @nuttall8941
LOCATION
Portknockie is an increasingly sought-after coastal village on the beautiful Moray Firth coastline, renowned for its spectacular scenery, friendly community and the world-famous Bow Fiddle Rock. The village attracts visitors throughout the year and forms part of the popular North East 250 tourist route, drawing walkers, cyclists, wildlife enthusiasts and holidaymakers from across the UK and beyond.
In addition to its strong tourism appeal, Portknockie benefits from a thriving year-round community and o?ers a range of local amenities including primary schooling, nursery provision, pharmacy, post office, convenience shopping, hotels, cafés, harbour facilities, bowling green, tennis courts and recreational amenities.
Its proximity to Cullen, Buckie, Fochabers, Elgin and Aberdeen further enhances its appeal as both a residential and business location.
THE PROPERTY
The property comprises an impressive mixed-use package, combining a thriving commercial enterprise with substantial owner’s accommodation, garage/store and attractive outdoor space. Occupying a prominent position within one of Moray’s most picturesque coastal villages, the property offers a rare opportunity to live and work in an exceptional seaside environment.
The original dwelling dates from the 1820s, with the commercial premises added around 1951. Over the years, the current owners have undertaken extensive renovation and improvement works throughout both the residential and commercial elements of the property.
The building has been comprehensively refurbished, including replacement wiring, plumbing and heating systems. Significant investment has also been made in infrastructure, including upgraded gas, water and electrical services, whilst the shop roof was completely replaced in 2023.
Unlike many commercial properties where residential accommodation is secondary, the owner’s accommodation and business premises are entirely separate, providing privacy, independence and an excellent balance between home and work life.
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 commercial premises are exceptionally well presented and fully equipped to support current trading levels.
The customer service area features a modern stainless-steel production and serving counter, illuminated menu displays and attractive décor reflecting the area’s rich fishing heritage.
Large windows provide excellent natural light, attractive sea views and allow customers to observe the operation of this highly successful business.
The cooking facilities include a Hopkins High E?ciency three-pan frying range with five separate basket fryers, glazed hot-holding display unit, double-deck pizza oven, contact griddle, refrigeration equipment, air conditioning and comprehensive extraction systems.
The business has benefited from significant ongoing investment in equipment, infrastructure and presentation, creating an e?cient operation capable of supporting substantial future growth.
OWNERS ACCOMMODATION
Included within the sale is a beautifully presented three-bedroom cottage-style home offering spacious and comfortable family accommodation.
The property has been extensively renovated and upgraded by the current owners to create a welcoming and practical family home finished to a high standard throughout.
Arranged separately from the commercial premises whilst remaining conveniently connected for day-to-day operation, the accommodation provides an ideal balance between family life and business ownership.
This should not be viewed simply as owner’s accommodation above commercial premises but as a genuine family home offering privacy, independence and an enviable coastal lifestyle.
SERVICES
The property benefits from mains electricity, gas, water and drainage.
A gas-fired boiler provides underfloor heating to the ground floor of the house together with wet radiator heating to the first floor.
The business is fully compliant with current fire safety and Environmental Health requirements.
EPC RATING
Chip shop: ‘C’ House: ‘C’
TITLE NUMBER
The property has a Title Number of BNF894.
PRICE
Offers over £370,000 are invited for the freehold interest, complete with goodwill and trade contents (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.
DEVELOPMENT OPPORTUNITIES
What makes this opportunity especially rare is the unique balance between profitability and lifestyle. The business currently trades only 12 hours per week, allowing the owners to maintain a level of flexibility seldom achievable within the hospitality sector.
There remains considerable scope for incoming proprietors to expand trading hours and significantly increase revenues by:
-Extending evening opening throughout the week
-Introducing lunchtime trading
-Capitalising further on the busy tourist season
-Expanding delivery and pre-order services
The business previously traded successfully on a six-day basis, demonstrating clear capacity for growth.
STAFF
The business is currently operated by the owners with the support of approximately 10 part-time staff, providing excellent operational flexibility and continuity.
A new owner may choose to remain hands-on, employ a manager to oversee day-to-day operations, lease the business or adapt the staffing structure to suit their own requirements and lifestyle objectives.
Thriving Coastal Business, Family Home & Exceptional Lifestyle Opportunity, Portknockie, Moray
NEAREST STATIONS
Distances are straight line measurements from the centre of the postcode- Keith Station11.1 miles
Notes
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