Commercial Hotel, 4 Church Street, Keith, AB55 4AR

Modern 9-bedroom hotel with superb public areas including an attractive public bar, well-presented dining areas and a function room for up to 120 guests set in Dufftown, the malt whisky capital of the World.

• Substantial and successful hotel in the heart of the Speyside Malt Whisky Trail.

• Well-presented and modern hotel opportunity operating to a high level with an adjusted net profit of c£60,000 in 2018.

• 9 most attractive and comfortable letting bedrooms (6 en-suite), all recently decorated and finished to a high standard.

• Charming and welcoming public bar, with lounge offering formal dining and separate breakfast room.

• Function room for up to 120 guests with dedicated entrance, bar and facilities.

• Excellent and fully refurbished commercial kitchen with spacious support areas.

DESCRIPTION

The Commercial Hotel is a most charming property situated centrally in Dufftown, the malt whisky capital of the World. The hotel has enjoyed significant investment in a recent programme to undertake a full refurbishment throughout, bringing the property up to a superb standard. Income is generated through the 9 tastefully decorated letting bedrooms, public bar with restaurant area and a contemporary function room, which can accommodate up to 120 seated guests. Diners can choose to enjoy their evening meal in the lounge bar which can seat 24 for meals, or in the public bar which offers a more relaxed dining experience. The property is being presented to the market as a turn-key operation providing a quality business with a strong and sustainable trading platform. The owners have invested not just in the aspects readily seen by guests but in 'behind the scene facilities' including a well-equipped commercial kitchen and office space in the form of an attic conversion, adding to the desirability of the business. The integral systems including fire system, electrics, hot water and heating have all also seen the benefit of modernisation. The hotel is well-presented and comfortable, providing a modern and cosy feel while retaining traditional characteristics which makes this a must view property.

REASON FOR SALE

The current owners purchased the hotel in 2016 and have heavily invested in the infrastructure of this well-presented property. It is now their desire to reduce work commitments from the hospitality sector which brings this profitable business opportunity to the market. New owners can take the current operation and develop the business to bring it up to the next level.

TRADE

The Commercial Hotel has a strong reputation both locally and on popular online review websites including TripAdvisor as well as their social media channels. Many of the local bed and breakfasts recommend the hotel as a venue for evening meals which is testament to the quality of food on offer. During the week, there is a consistently high level of local trade through the public bar, which includes local darts teams who play in a league between November and March. The business draws in revenue from traditional income streams to include letting accommodation, evening meals, wet sales and function hire. Over recent years, the Commercial Hotel has considerably increased turnover and profitability generating an Adjusted Net Profit of £60,000 in 2018. During the main season (Apr-Sep) the business generates very high occupancy through the use of their own website and online travel agents like Booking.com. Trading year-round, the hotel presents a strong and profitable business model for new motivated owners, but also the potential to drive trade further by extending the operation.

STAFF

The business operates with 3 full-time staff plus an additional 3 casual staff as required.

LOCATION

The Commercial Hotel is situated within the town centre of Dufftown which has a resident population of around 1,700 but a much larger catchment area in terms of trade. This Historic town is situated in the heart of one of the most stunning areas of Scotland and adjacent to the Cairngorms National Park. Located on the River Fiddich and in the location of several Scotch whisky distilleries, the most popular being the Glenfiddich distillery, Dufftown produces more malt whisky than any other town in Scotland; in fact, a signpost on the way into Dufftown declares it the "Whisky Capital of the World". This declaration puts the town at the centre of the famed Malt Whisky Trail.

Dufftown has a number of visitor attractions which draw in many tourists each year. The hills and coast are within a relatively short drive with an abundance of wildlife within the region. Tourists also enjoy visiting the many historic sites and castles in the locality. There is a range of sporting facilities including shooting plus salmon and trout fishing on the rivers Deveron, Findhorn, and the world-famous Spey. The nearby mountains provide opportunities for hill walking and skiing with ski resorts both on the Cairngorm range and the Lecht. The region has renowned golf courses with quality clubs at Boat of Garten, Grantown on Spey, Dufftown and Keith to name but a few. All the other normal facilities one would expect from a vibrant country town such as NHS health centre, small shops, Post Office, and supermarkets are close by. Primary education is available at Dufftown with Secondary Schooling at Speyside High in Aberlour.

THE PROPERTY

Of traditional stone construction dating back to the late 1800's, under a pitched slate roof, the internal aspects reflect modern standards of trading and accommodation. Throughout the subjects benefit from double glazing and a modern standard of fixtures and fittings which reflect the good taste and attention to detail of the current owners.

PUBLIC AREAS

Entry is through double doors, leading to a charming reception hallway where the quality and attention to detail is obvious. To the right-hand side of the hallway is a breakfast room set to seat 18. This room has spot lighting and two large windows which allow in copious natural lighting. This space is often used for meetings, private parties and small conferences.

The public bar exudes character and boasts many traditional features, there is no escaping the fact you are sitting in the malt whiskey capital of the world. Beautifully finished with exposed wood and cask themed furniture, providing seating for 16 customers, the bar includes a distressed cask barrel wooden servery which offers a range of beers and spirits. There are also large TVs showing sports, darts boards and a gaming machine. Adjacent to the bar area is the lounge restaurant which can seat 24. Evening meals are offered in this area, providing a relaxed and cosy atmosphere. The lounge has its own dedicated bar servery. There is a spirit store off the bar and a cellar to the rear aspects of the building. Mention has to be made of the recent upgrades to the washrooms, which have all been fully refurbished in recent years, offering modern and fresh facilities to support the business.

The function room can be accessed via its own separate entrance. This spacious and newly refurbished area can seat 120 guests or up to 150 comfortably at buffet type events. The function room has wooden laminate flooring with three large windows which allow natural light to fill the room. There is a large store room just off the hall which offers storage facilities. The function room has a striking solid destressed wooden servery and dispenses a range of draft and bottled refreshments.

LETTING BEDROOMS

The Commercial Hotel currently has 9 attractively decorated letting bedrooms, 6 of which are en-suite, the other 3 are on the 2nd floor with shared en-suite shower room facilities. All rooms come complete with in-room services to include modern televisions, tea and coffee, hair dryers, comfortable chairs and complimentary toiletries. The letting bedrooms are currently configured as follows;

First Floor

Room 1 - Family room (double and single bed) with en-suite shower

Room 2 - Triple room (3 single beds) with en-suite shower

Room 3 - Single bedroom with en-suite shower

Room 4 - Single bedroom with en-suite shower

Room 5 - Family room (double and single bed) with bath and en-suite shower

Room 6 - Twin room with en-suite shower room

Second Floor

Room 7 - Single room with shared en-suite shower facilities

Room 8 - Twin room with shared en-suite shower facilities

Room 9 - Twin room with shared en-suite shower facilities

SERVICE AREAS

The significant investment that the current vendors have made in the business is clear throughout. The modern commercial kitchen supports a high level of food production allowing for easy access between bar, dining room, function suite and breakfast room areas. The spacious kitchen has a full range of catering equipment and effective extraction system. Off the main kitchen, additional space is used for preparation rooms, washing-up areas and storage. The kitchen has a dry goods store, a beer cellar for the main bar and a separate cellar for the function room. Throughout the business has ample storage areas. Another attractive feature of the sale is the modern attic conversion which is currently configured as an office and additional storage room. The attic area has been tastefully decorated and renovated and is accessed via a staircase.

GROUNDS

Ideally positioned in a central location, the property is well sign-posted with hotel access from street level. The function room and public bars can both be accessed through a side entrance, which includes bench seating, an enclosed bin area and a large garden. There is on-street parking directly to the front of the subjects and ample town centre car parks within close proximity.

OWNERS ACCOMODATION

There is currently no dedicated owner's accommodation, however previous owners have utilised the three bedrooms on the second floor along with the family bathroom. Another option could be to use the office attic conversion as a private family area.

SERVICES

The business benefits from mains electricity, water and drainage. The property has mains gas which is used for cooking and central heating, benefiting from having a new boiler installed. Wi-Fi is available throughout the property. The business is compliant with both fire regulations and food hygiene certification. There is double glazing throughout.