The Ardconnel Guest House, Inverness, IV2 3EU

Charming guest house with 6 attractive letting bedrooms and excellent guest areas set near Inverness City centre. Includes modern and private owners accommodation.

• Outstanding 4-star Visit Scotland Highland Guest House within the popular Crown District of Inverness.

• Superbly situated within the City of Inverness within a tremendous trading area offering a strong home and lifestyle business opportunity.

• Trading historically exceptionally well, just under the VAT threshold with strong profit levels and good levels of repeat business.

• Easy to operate business model trading 6 bedrooms (all en-suite or with private facilities).

• Includes modern owner's accommodation and very well-presented service areas.

DESCRIPTION

Ardconnel Guest House is a substantial terraced late-Victorian villa dating from 1880 which retains a great many period features, offering a character and charm seldom seen from such a significant property. This imposing building, of stone construction, is ideally located both as a family home and a trading entity, being both close to the city centre and a plethora of amenities locally including schooling. The property offers both a well-established home and a strong trading platform, making this a perfect home and income earning opportunity. The letting bedrooms and public areas reflect a high level of quality and comfort with the owners displaying an excellent level of attention to detail resulting in the professional level of service and comfort experienced by its clientele over many years. The business has 6 quality letting bedrooms and spacious guest facilities including a dedicated guest lounge and beautifully appointed dining room. An attractive feature is the separate and private owners' accommodation with a private rear entrance. The property has a yard to the rear offering some off-road parking.

TRADE

Ardconnel Guest House trades 6 letting bedrooms which offer the ability to trade up to the VAT threshold and generate a strong level of profitability. As with many businesses in the Crown area of Inverness, the Ardconnel trades purely on a bed and breakfast basis. Operating on a mainly year-round basis, the business provides a commendable level of turnover which translates into a strong income, thus providing a good quality of life from an easy to operate business model. During the main 7-month season (Easter - October) income is derived from a varied customer base including business travellers and general tourists. During the quieter winter months trade remains buoyant as Inverness benefits from year-round visitors and individuals working in the city.

The business has a solid presence on the internet with its own website utilising the Freetobook automated booking platform. In addition, Ardconnel Guest House has excellent reviews on a number of review sites (Tripadvisor etc.). The business generates its income through a number of online booking agencies and a few independent travel advisors. The business has a strong trading record with solid historical accounts. Up to date accounts will not be available as the property has been leased for the past few years. However, given the location and stature of this walk-in proposition, it is believed that there would be little concern over future sustainability.

LOCATION

Ardconnel Guest House is a substantial property in one of the most prolific trading areas in Inverness. The house is, centrally situated, on a quiet, pleasant street, but yet is just a 5-minute walk from the High Street and the Eastgate Shopping Centre. There is an excellent choice of bars, restaurants, cafes and take-way outlets, providing first class eating options for 'Ardconnel House' clientele. The railway station, and bus station are less than 10 minutes' walk away, and for car owners there is a public car park just 50 yds from the guesthouse.

Inverness boasts an extensive range of facilities for visitors including two golf courses, an excellent indoor swimming complex, cinema, bowling alley and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre are key attractions. Moreover, the property is an ideal base from which to plan a range of day trips, such as distillery visits along the Whisky Trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles (including Inverness Castle). The property is within easy walking distance of the railway and bus stations.

REASON FOR SALE

The current owners have worked tirelessly to upgrade the building and services, having leased the business for a short time, it is through a genuine desire to retire that they have made the decision to present this freehold opportunity to the market.

THE PROPERTY

Of traditional construction Ardconnel Guest House is an attractive terraced Victorian villa built circa 1880, of stone construction all under a slate roof with good quality extension to the rear of the property. Accommodation is laid out over three floors. The building is presented in excellent order and is a turn-key operation.

PUBLIC AREAS

The main entrance to the guest house is through a small well-presented garden with attractive shrubs and flower baskets plus excellent signage. Through a double-glazed outer door, a tiled vestibule leads to an inner double-glazed door which presents a most attractive and spacious reception hallway. The dining room is located to the right and is set to 6 tables to seat up to 14 covers. This impressive room demonstrates many of the original Victorian features adding a high degree of character and charm to the property. The decorative cornicing, ornate ceiling rose and high skirting boards all add a great deal to the mood and quality of the trading elements; these facets are reflected throughout many areas of the property. These elegant features are a frequent topic of laudatory comments from guests. The dining room has a large bay window and excellent lighting which always ensures that it appears bright and airy. A feature, wood surround, fire place adds an additional touch of ambience. The reception hallway leads to the impressive stairway with an ornate cast-iron rail. The guest lounge is on the first floor with letting bedrooms on the first and second floors. The guest lounge is highly popular with clients and presented with soft furnishings. The lounge is also reflective of its Victorian origins with a small fire place and a bay window. The public areas are decorated to a high standard.

LETTING BEDROOMS

Ardconnel Guest House has 6 spacious and well-appointed letting bedrooms to potentially sleep 12 guests and are configured as follows:

Ground Floor

Room 2 - Triple Room (double and single bed) with en-suite shower room

Room 3 - Single with private bathroom including a bath and separate shower

Second Floor

Room 4 - Double bedroom with en-suite shower room

Room 5 - Single bedroom with en-suite shower room

Room 6 - Double bedroom with en-suite shower room

Room 7 - Triple Room (king-size and single bed) with en-suite shower room

All rooms are attractively furnished with ample storage, with fixtures and fittings of a commendable standard. Rooms also benefit from digital television, radio/alarms, hairdryers and tea and coffee trays plus access to WiFi.

SERVICE AREAS/ PRIVATE ACCOMMODATION

An attractive aspect of this sale is the self-contained well-presented and comfortable owners' accommodation located on the ground floor with private access from the rear of the property. The kitchen is in excellent condition with a 5-ring gas cooking range and double oven plus ample floor and wall mounted storage units. Adjoining the kitchen is a spacious utility room. The owners have a good-sized private lounge with an electric fire. A large double bedroom with modern fully tiled shower room is presented in excellent order. On the ground floor adjacent to the owner's accommodation is a well-situated small office. There is also a floored loft providing excellent storage. On the first floor and second floors there is additional storage for linen etc.

GROUNDS

The frontage of the building has direct access via a garden to the pedestrian pavement on Ardconnel Street. The front garden is easily maintained with plants and shrubs and entry is via iron gate. The front aspects have a bench seat for guests. A rear garden area is mainly laid to paving and gravel with a shed / block-built garage with power and light. There is private parking for 2 cars and 2 roadside parking permits are obtained via the local council. This coupled with public parking available just across from the guest house which is free throughout the evening, is adequate for business use.

SERVICES

The property benefits from all mains services; electricity, gas, water and drainage. The building has gas-fired central heating throughout and is mainly double glazed. The business is fire compliant with a recently upgraded control box and new sensors.

attractive terraced Victorian villa