Inverglen Guest House Abertarff Road, Inverness, IV2 3NW

Stunning guest house with 5 en-suite letting bedrooms plus modern owners accommodation in an excellent trading location in the ever-popular city of Inverness.

• Rarely available, immaculate, STB 4-Star Highland guest house in the vibrant city centre of Inverness.

• Excellent trading location within the capital of the Highlands, set close to shops and amenities etc.

• Beautifully presented Victorian property with many original features coupled with modern facilities with outstanding reviews.

• Easy to operate and profitable, 'home and income' lifestyle opportunity with further potential to trade to a higher level.

• Includes modern owner's accommodation, excellent service areas and 5 quality en-suite letting bedrooms.

• Private garden area and off-road parking.

DESCRIPTION

Inverglen Guest House is a highly attractive and substantial detached Victorian property, with many original features. It is located in the ever-popular Crown area of Inverness, benefiting from a prominent position close to the city centre. Being in a conservation area helps maintain the strong appeal of the location. The property has been considerately and intelligently improved by the vendors to present the business with a blend of character and quality. The business exudes an ambience of class and comfort, offering a truly warm welcome to its clientele. During their time at Inverglen, the present owners have upgraded the property bringing it onto the market in first class condition. They have not only operated the business to a level of excellence, they have provided a level of attention to detail in presentation seldom seen.

The business has 6 letting bedrooms but the current owners only trade the 5 en-suite letting bedrooms; bedroom 3 is used as a hobbies room. New owners could easily bring this room back into income earning capacity without significant expenditure. Other guest facilities include a spacious lounge and a tasteful breakfast room. The service areas are of an exceptional standard and the owners benefit from a private lounge and a quality en-suite bedroom comfortably situated to the rear of the property. Both the excellent guest facilities, spacious owner's accommodation and flexible garden grounds combine well to make this an outstanding proposition for new owners.

TRADE

Trading is purely on a bed and breakfast format reflecting the vendors personal preference to trade the business on a 'lifestyle basis', restricting trade to suit their own requirements. New owners could easily generate a higher level of occupancy thereby increasing profitability.

Whilst the business has 5 letting bedrooms the present owners choose not to trade at full capacity. Currently the business generates sufficient income to allow the owners not to trade all letting rooms concurrently. They choose to promote a 2-night minimum stay policy, filling gaps with one-night stops if desired. The vendors also choose to take regular breaks during the peak season and an extended winter break.

The current operation trades below the VAT threshold but allows for a sound degree of profitability. Income is achieved from a wide clientele basis which includes golfers, walkers, train enthusiasts, business clientele and of course general tourism - the prime business driver. The guest house is ideally situated for tourists walking the Great Glen Way and touring the North Coast 500. The vendors also benefit from regular, repeat customers travelling from mainland UK or Scottish islands to visit friends and family, shopping and attending sporting and cultural events in the local area.

The business has been consistently ranked at No 1 on TripAdvisor for several years and receives many accolades from a range of sources. Inverglen Guest House won the prestigious Highlands and Islands Tourism Award for Most Hospitable B&B or Guesthouse in 2017 (and was also a finalist in 2015). The business was upgraded to 4-Star status by VisitScotland in 2014 following extensive improvement work, and the vendors have also achieved a Taste Our Best designation for food excellence and World Host status for exceptional customer service.

The business has a well-designed website (www.inverglenguesthouse.co.uk) which has excellent SEO ensuring that it is always ranked highly during web searches. The business uses a number of other portal websites to promote its services including VisitScotland, TripAdvisor and VisitInvernessLochNess. The business also operates in conjunction with a range of overseas travel agencies (from the Netherlands, Ireland and Germany) in addition to a number of UK based tour operators. The present vendors have chosen not to operate through on-line travel agents (OTAs such as LateRooms, Booking.com etc) but this could be implemented by new owners if required.

LOCATION

Inverglen Guest House is conveniently situated centrally to Inverness. Guests can easily access nearby shops, excellent restaurants and other city centre amenities all of which are within easy walking distance.

Inverness boasts an extensive range of facilities for visitors including two golf courses, an excellent indoor swimming complex, cinema, bowling and a range of entertainment venues which include Eden Court Theatre. The local area offers a wide range of activities for tourists, walkers and nature lovers which are all detailed on the Inverglen Guest House website (http://www.inverglenguesthouse.co.uk/loch-ness-scenery-and-activity). Nearby Cawdor Castle offers a taste of Scotland's medieval past, whilst Culloden Battlefield and Visitor Centre are key visitor 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.

The City of Inverness is thriving and growing and such expansion provides advantages in both commercial and social opportunities. Within the hospitality industry this is especially relevant as it is increasing trade outwith the main tourist season.

Inverness is also a popular place to live with a full range of services and facilities you would expect of a city, including a range of education options up to university level. The City has a vibrant social scene and has a range of sporting and cultural centres offering a diversity in leisure and entertainment options. The main railway station with regular trains from London, Edinburgh and Aberdeen is within a short walk of the guest house. The airport is only a short taxi drive away with regular direct flights from a range of UK and international destinations.

REASON FOR SALE

The present owners purchased Inverglen Guest House in February 2012 and it is their desire to reduce their work commitments that brings this excellent business and home to the market.

THE PROPERTY

Of traditional construction Inverglen Guest House is an attractive detached villa built circa 1890, of stone construction under a slate roof. A sympathetic extension to the rear of the property is under a pitched roof. Accommodation is laid out over two floors with partial double glazing. The property benefits from a generally excellent standard of decor and fixtures and fittings and has been extensively upgraded by the vendors during their tenure.

PUBLIC AREAS

Entrance to the building is via a well-maintained front garden through a substantial outer solid wood door leading into a vestibule with Victorian tiled flooring. Through an etched glazed inner door, with etched side panels, access is gained to the spacious reception hallway. The guest lounge is located to the left of the arched hallway. This most generous lounge has a bay window to the front and a side aspect window. Set to soft furnishings, the lounge has a fireplace with gas inset fire. The breakfast room is set to the right of the hallway and provides a bright and airy dining experience set to 12 covers. Further tables could be put into this comfortable room and it too enjoys a bay window overlooking the front garden. Throughout the guest facilities on the ground floor, there is evidence of the property's Victorian heritage. A stairway leads to a spacious landing which affords access to all letting rooms on the first floor and a WC.

LETTING BEDROOMS

Inverglen Guest House currently trades up to 5 spacious and excellently appointed letting bedrooms. Each room has modern and attractive en-suite facilities. All rooms are tastefully furnished and provide modern flat screen televisions with Freeview, radio/alarms, hospitality trays and hairdryers. The main hallway has a refrigerator where fresh items (milk etc.) are left for guest use as required. All rooms have ample storage furniture of high quality. The level of comfort and provision reflect the 4-star status, allowing ample space for seating areas. The rooms are configured to:

Room 1 - King-size double with en-suite shower room

Room 2 - King-size with en-suite shower room

Room 3 - This room is used as a hobbies room presently

Room 4 - Super-king with en-suite shower room

Room 5 - Double with en-suite shower room

Room 6 - Family Room (Super king-size double and single) with large en-suite shower room

OWNERS ACCOMMODATION / SERVICE AREAS

Comfortable owners' accommodation is located on the ground floor consisting of a bright lounge with double aspect windows affording views to the rear of the property; this private area has an original feature fireplace. A double bedroom with modern en-suite facilities sits to the rear aspects. Private access to the owners' accommodation can be made via the rear garden through the utility room. Room 3, situated on the first floor, is currently utilised as a hobby room by the vendors. This room could be kept for personal use or brought back into use as a letting room in conjunction with room 4. The business benefits from a large and modern well- appointed kitchen with floor and wall mounted units and a central island. Adjacent to kitchen is a spacious laundry/utility room which leads to the rear patio area. Off the utility room is a W.C. There is adequate storage throughout the property.

GROUNDS

The imposing and prominent frontage of the building has direct access via a garden to the pedestrian pavement. The front garden is attractively maintained with plants and shrubs and has an iron gate. To the side of the property, the shared access driveway is laid to gravel leading to the rear of the property. The substantial rear garden is mainly laid to gravel for parking, with ample space for up to 5 cars. There is also a paved private sitting area. Wooden shed provides ample additional storage. Further roadside parking on the main road is available through the issue of permits obtained from the local council.

SERVICES

The business benefits from mains electricity, gas, water and drainage. There is a modern gas fired central heating system. The house is fully compliant with environmental health and fire regulations; the property has a zonal fire alarm system. The property has full Wi-Fi capability and has a security alarm system.