Abermar Guest House In Inverness For Sale

Business description

Abermar Guest House is an attractive and most substantial Victorian building enjoying a prominent position close to Inverness City centre, located just off the main thoroughfare. This property has a significant footprint and must be viewed to fully appreciate its full business potential. Operating as a traditional guest house, Abermar offers a most warm and friendly welcome to its clientele and is an establishment where comfort and quality feature highly. The level of service on offer at Abermar is indicative of what is best about Highland hospitality. The present owners have upgraded and maintained the standard and décor of the property bringing it onto the market in first class condition. However, they have maintained many of the original period features including high skirting boards, and intricate cornicing. The rooms are generally spacious and bright with large windows. Trade is on bed and breakfast basis in keeping with the vendors’ preference to operate on a “lifestyle basis” and to take advantage of living and working in the Highlands capital. However, the scale of operation of Abermar enables them to take advantage of the ‘full-on’ trading capacity in the summer and to then take on a more leisurely pace during the low season. There is scope for new owners to maximise trading by increasing occupancy levels in the shoulder months and the inclusion of an evening meal service could present a genuine opportunity to increase trade further. Income could be readily expanded, as Inverness is a highly popular area with golfers, anglers, ornithologists and those active in genealogical research, not to mention business clientele and of course tourism - the prime business driver. The letting bedrooms are most comfortable, combining with the attractive dining room and owner’s accommodation to form this highly desirable “home and income” lifestyle opportunity.
Abermar is ideally situated centrally to Inverness City centre, only a 7 minute walk away, highly convenient for guests wishing to take advantage of nearby shops, restaurants etc. The city itself 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 are most popular attractions with both UK and overseas visitors. Whether it is a 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 an ideal base to explore the many visitor destinations within easy reach of the City. The City of Inverness is a vibrant centre of tourism and commerce presenting many opportunities for expanding this established hospitality businesses. The recent arrival of the Scottish Open at Castle Stuart is testament to the attractiveness of Inverness as a social, recreational and business centre.
The present owners bought Abermar in 2004 and have enjoyed a rewarding and successful lifestyle to date. Running the business to suit their personal trading preferences has resulted in much repeat trade and the forging of friendships with many regular guests. It is a planned down-sizing of their business interests that brings this excellent home and income opportunity onto the market.
THE PROPERTY
The original subjects are traditional stone construction under slate roof circa 1886 Abermar is an attractive detached villa, of stone construction under a slate roof. Sympathetic extensions to the rear of the original building were constructed about 1980 and are under pitched roofing. Accommodation is laid out on the ground and first floor and the subjects are fully double glazed.
PUBLIC AREAS
Entry to the property is via a wooden outer door leading to a vestibule then on to a inner door which is partially glazed. The main reception hallway is presented in excellent order and is representative of the property in general. To the left of the main hall is the dining room which is set with good quality furnishings. Presently the room is laid to seven tables to seat 14 guests. Should additional table be required at any time, the current operators place them in the cosy guest lounge which adjoins the dining room via double doors. The guest lounge is set to soft furnishings.
LETTING BEDROOMS
The guesthouse has 9 comfortable letting bedrooms to sleep 14 guests (2 triple rooms, 3 doubles and 4 singles). A large en-suite bedroom is on the ground floor affording good accessibility to those guests who are less able. Eight bedrooms benefit from good quality en-suite facilities with tiled bathrooms/shower rooms. A single room has a private bathroom. All rooms are most comfortable, attractively furnished, have double-glazing, central heating, colour television, hairdryers, radio/alarms and hospitality trays. There is presently one standard bedroom being utilised as a linen cupboard and there is an en-suite bedroom on the ground floor presently being utilised as a second family bedroom.
PRIVATE ACCOMMODATION
Owners’ accommodation is located on the ground floor consisting of 2 double bedrooms both with en-suite facilities and a spacious lounge. Access from the owners’ accommodation can be made to the rear garden via a private entrance.
SERVICE AREAS
The business benefits from a good-sized well-appointed bright modern kitchen plus ample storage and a good sized utility room.
GROUNDS
The frontage of the property has direct access to the pedestrian pavement on Fairfield Road via an iron gate. The front of the house has a stone wall with ornate iron work with a compact well maintained lawn to the front which has planted borders. To the side and rear of the property is a tarmac driveway which allows parking for 10 cars. To the side of the property is a small drying area. The property has a garage.
DEVELOPMENT POTENTIAL
There is capacity to bring two more letting rooms into use should new owners wish to maximise on the peak summer trading. Trade could be increased were evening meals to be offered to guests subject to consents.
SERVICES
The subjects benefit from mains electricity, gas, water and drainage. With gas fired central heating and double glazing through, Abermar is a comfortable and peaceful retreat. The property meets current fire requirements and has external floodlighting. The property also has a payphone.
TRADE
Current trade is maintained below the VAT threshold by choice operating on a bed and breakfast basis. Current figures show excellent profitability. Full accounting information will be made available to interested parties subsequent to viewing.

PRICE
Offers over £470,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

Property information

Property:

Freehold

Living accommodation:

PRIVATE ACCOMMODATION Owners’ accommodation is located on the ground floor consisting of 2 double bedrooms both with en-suite facilities and a spacious lounge. Access from the owners’ accommodation can be made to the rear garden via a private entrance.

Location:

Abermar is ideally situated centrally to Inverness City centre, only a 7 minute walk away, highly convenient for guests wishing to take advantage of nearby shops, restaurants etc. The city itself 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.
DIRECTIONS
Fairfield Road is just off Kenneth Street (A82) and is very central to Inverness - see location map. The Guest House is within walking distance of the Railhead and bus station. Inverness Airport is a twenty minute drive and Loch Ness is 8 miles away.

Premises details:

THE PROPERTY
The original subjects are traditional stone construction under slate roof circa 1886 Abermar is an attractive detached villa, of stone construction under a slate roof. Sympathetic extensions to the rear of the original building were constructed about 1980 and are under pitched roofing. Accommodation is laid out on the ground and first floor and the subjects are fully double glazed.
PUBLIC AREAS
Entry to the property is via a wooden outer door leading to a vestibule then on to a inner door which is partially glazed. The main reception hallway is presented in excellent order and is representative of the property in general. To the left of the main hall is the dining room which is set with good quality furnishings. Presently the room is laid to seven tables to seat 14 guests. Should additional table be required at any time, the current operators place them in the cosy guest lounge which adjoins the dining room via double doors. The guest lounge is set to soft furnishings.
LETTING BEDROOMS
The guesthouse has 9 comfortable letting bedrooms to sleep 14 guests (2 triple rooms, 3 doubles and 4 singles). A large en-suite bedroom is on the ground floor affording good accessibility to those guests who are less able. Eight bedrooms benefit from good quality en-suite facilities with tiled bathrooms/shower rooms. A single room has a private bathroom. All rooms are most comfortable, attractively furnished, have double-glazing, central heating, colour television, hairdryers, radio/alarms and hospitality trays. There is presently one standard bedroom being utilised as a linen cupboard and there is an en-suite bedroom on the ground floor presently being utilised as a second family bedroom.

Business Operation

Reasons for selling:

The owners wish to retire.

Years established:

The present owners bought Abermar in 2004.

Other information

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