Eden House Guest House 8 Ballifeary Road, Inverness, IV3 5PJ

Attractive guest house with 5 superb letting bedrooms and outstanding owners accommodation near Inverness City centre.

• A charming example of a 4-Star STB Guest House within a short walking distance of Inverness City centre and the River Ness.

• Easy-to-operate 'home and income' lifestyle business, enjoying a restricted trading pattern through choice, with sound profitability.

• Excellent trading location in the capital of the Highlands with ease of access to a wide range of facilities and amenities.

• Includes 5 most attractive letting bedrooms with en-suites or private facilities plus stylish public rooms.

• Outstanding and delightful owner's accommodation (double bedroom, bathroom, living room, and conservatory) with private access via enclosed spacious grounds.

DESCRIPTION

Eden House Guest House is a most attractive semi-detached property enjoying a popular trading location, situated close to the city centre and a range of local amenities. This is truly a must view property for anyone wishing to own a prestigious home and a lovely lifestyle business venture. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. The business benefits from a 4-Star STB grading. The vendors present their business to a creditable standard, providing a truly walk-in business opportunity for new owners. The 5 letting bedrooms are presented to an exceptional standard. The owner's accommodation provides a flexible living space with a lounge and conservatory plus double bedroom and bathroom. The external aspects have been maximized to present a lovely enclosed garden area. To the front of the property is off-road parking for guests.

REASON FOR SALE

The present owners acquired Eden House in 2002 and have enjoyed the rewarding and successful lifestyle associated with operating such a lovely business. Due to their wish to fully retire, this superb business and excellent home and income opportunity is presented to the market.

TRADE

The vendors have developed their business in both trade and infrastructure. Their attention to detail in each and every aspect of the business operation has reaped rewards. Trading from a most popular location, the business operates as a quality guest house providing an enviable level of service and facilities as noted on a number of the review sites and demonstrated through the 4-Star grading. Eden House has established itself as a popular destination with holiday makers, resulting in a constant stream of regular trade with many repeat visitors who have used the services of this excellent business over many years. The present operators have worked tirelessly to build a strong reputation. The business has five quality letting bedrooms which drive trade from the many holiday makers who visit Inverness and the surrounding areas. In recent years the owners have decided, through personal choice, to trade just 4 of the rooms. The business however, still produces excellent trading figures but allows new operators to trade to a higher level should they so wish. The business operates below the VAT threshold and provides a good level of profitability.

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. A significant source of income is the Great Glen Way, and the guest house is a preferred accommodation provider for many walkers. The business also attracts trade through commission based portal websites plus their own site. 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 has an attractive facade.

LOCATION

The centre of Inverness is but a few minutes' walk from the guest house, ideally situated for those either visiting nearby shops, restaurants etc. or working in the City. Inverness has extensive facilities for visitors boasting two golf courses, an excellent indoor swimming complex, cinema, bowling 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 is an ongoing testament to Bonnie Prince Charlie's final futile attempt to gain the throne in 1746. Whether it is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions.

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.

THE PROPERTY

Of traditional construction, built in the late 1800s, Eden House is a substantial Victorian semi-detached villa, stone built under a pitched slate roof with more modern extensions to the side and rear. The property is deceptively spacious with accommodation being laid out across two floors. The guest house has been extensively modernised and represents a turn-key operation, ready for new owners to commence trading immediately upon entry.

ACCOMMODATION

The customer entrance is at street level providing ease of access for less mobile guests. Entry to the property is via a glazed outer door which leads into a spacious sunroom vestibule which benefits from original Victorian tiling and offers ample space for visitors plus a seating area. Thereafter through an inner door is a large and resplendent reception hallway which exudes the character and charm, so well reflected throughout the property but of note is the high ceiling and attractive etched and stained windows. In addition, the hallway has a feature gas fireplace which adds to the lovely ambience of this property. To the right of the hallway is the bright and commodious guest dining room which is set to 5 tables. This room benefits from a bay window providing ample natural light; this coupled with good quality decor makes this both a cosy and delightful room. Also accessed from the entrance is the delightful guest lounge area set within a snug sun room. A letting bedroom is available off the main hallway, with the further 4 letting bedrooms accessed via stairs to the first floor.

LETTING BEDROOMS

In total the guest house has 5 bedrooms; 4 with en-suites and 1 with partial en-suite and private facilities. The bedroom located on the ground floor is ideal for less able guests. Each room is equipped with tea & coffee making facilities, Freeview television, hairdryers, luggage racks etc. The bedrooms are well appointed with seating areas and fine furnishings. All rooms are presented to a high standard and are configured as follows:

Bedroom 1 - First floor - Double with en-suite W.C. plus private shower room

Bedroom 2 - First floor - Twin with walk-in wardrobe and en-suite shower room

Bedroom 3 - First floor - Double with en-suite shower room

Bedroom 4 - First floor - Double with en-suite shower room

Bedroom 5 - Ground floor - Twin with en-suite bathroom

Room 4 is currently utilised by the owners for their private use.

OWNERS ACCOMMODATION

The owners retain a suite of rooms on the lower ground floor and a double bedroom on the first floor. The owner's accommodation is completely private and situated to the rear of the building with a private entrance to the side of the subjects. The smart sitting room has a gas stove with an attractive brick surround and is located off the main hallway, making it ideally located for supervising guest arrivals. From the sitting room one door leads to a small inner hallway giving access to stairs and the owners bedroom and an opening leading to the well-appointed kitchen which comes with a range of modern fitted units and integrated appliances. The kitchen provides ample space for both business and personal use with a range of floor and wall mounted units. Also accessible from the kitchen is the large conservatory with French doors leading to the rear aspects of the property and spacious garden.

GROUNDS

With excellent signage, Eden House is a substantial property benefitting from a prominent roadside location and offers easy access with a tarmac parking area to the front plus a feature stone wall. There is a spacious and well-maintained garden area set to the side and rear of the subjects mainly set to lawn and shrubs. There is a drying area and small patio area. A large shed plus a small additional shed provide a good level of storage for bikes etc. There are 5 parking spaces on the tarmac drive within the subjects plus there is also on-street parking.

SERVICES

The property benefits from mains electricity, gas, water and drainage. Central heating and hot water is gas fired. The guest house complies with environmental health requirements and has a fire alarm system. The property has Wi-Fi throughout.