Kiltearn House Guest House In Evanton For Sale

Business description

The Old Manse, trading as Kiltearn House Guest House is a substantial late Victorian property in a most idyllic setting. This imposing building has a striking location with a south facing aspect and stunning views over the Cromarty Firth towards the Black Isle. A mellow sandstone property, it is set within its own grounds and surrounded by agricultural land making it a most tranquil setting. The property is located close to the village of Evanton and adjacent to the ruined Kiltearn Church. The property, dating from circa 1894, has a strong history with records of marriage ceremonies being conducted at the house.
Previously used as a residence, in the hands of the present proprietors it has been transformed into a most comfortable VisitScotland 4-Star guest house establishment. The property offers an ambience seldom experienced through the provision of guest house facilities. This has been achieved through the application of a mix of modern facilities and service coupled with the maintenance of a building with character and style. The current owners have upgraded both the fabric of the building and the services on offer. The proprietors currently operate their Guest House with a full license. This business model ensures that they meet the varying needs of their clientele whilst ensuring that they maintain a comfortable business and lifestyle operation.
This easy-to-operate business model could be developed further but it is due to family circumstances that the current owners restrict their trading ethos. The location of Kiltearn House makes it a genuine destination accommodation business that attracts a wide range of discerning clientele. The extant business operating model includes an evening meal provision, if pre-booked; sale of alcoholic beverages and the provision of excellent quality accommodation with breakfast. Trade is derived from business to business clientele, local trade and tourism. The property’s location is ideal to support the many local and international businesses situated in the nearby towns of Evanton, Alness, Dingwall and Invergordon providing a regular uptake of accommodation and additional services.
Evanton is a thriving village located close to the arterial A9 trunk road only 14 miles north of Inverness, the Highland capital. The village enjoys a tremendous coastal location, a strong community spirit and this part of Ross-shire is very active in business terms. Invergordon offers an exceptional deep water berthing facility which has seen it evolve into a key port of call for cruise liners with resultant economic benefits. The scheduled opening of the Nigg Yard, a major centre for oil rig repair and maintenance in Mid 2012, will do much to boost the local economy further. Evanton is a friendly community with a retail outlet, Post Office, community facilities and a primary school. The nearby towns of Dingwall and Alness offer a broader range of services and facilities including secondary education and a full range of social and medical facilities. Inverness which is about 14 miles away possesses a full range of facilities normally associated with a modern city. Inverness is the capital of the Highlands and boasts good rail and air links.
The area is rich in marine life with bottlenose dolphins being one of the more noteworthy attractions. Ornithologists are also quick to praise the area as the Cromarty Firth combined with the nearby Moray Firth offer the most northerly major wintering area for wildfowl and waders in Europe. With the Invergordon Distillery nearby, one of the very few distilleries to produce a “single grain” malt whisky, there is no shortage of attractions in the vicinity.
The local area is renowned as a ‘Mecca’ for game sports. The Scottish Open 2012 is being held at Castle Stuart and there are a number of high quality courses with 45 minutes drive of the Guest House. Inverness and Ross-shire attract a great many visitors’ to the area. Kiltearn House is ideally situated for guests undertaking a broader odyssey of the Highlands. The property is adjacent to the A9 which is the main arterial Perth, Inverness and Thurso route providing good access to both the Cairngorms National Park plus a direct route to Sutherland and Caithness. Also being close to numerous routes leading to the West Coast, the beautiful lochs and glens of the Northern Highlands are clearly accessible; Loch Ness is a 40 minute drive away. In the immediate locality there are a number of challenging hill walks, the most notable is Ben Wyvis. The area is also well known for sailing and other water sports.
The vendors purchased the Kiltearn House in 2009 and have, since then, enjoyed running the guest house as a busy year-round business. A change in personal circumstances has prompted their decision to place this successful venture on the market creating an opportunity for new owners to continue to build on their achievement to date. The property would make a superb residence should someone be looking for a larger home to accommodate an extended family.
SERVICE AREAS
With a large domestic kitchen and supporting storage facilities, the food production aspects of the business are of an excellent standard. The kitchen is fitted with floor and wall units, oil-fired Aga oven plus an electric oven and ceramic hob, dishwasher, stainless steel sinks and WHB. A glazed door leads to a rear hallway with storage facilities and provides access to the first floor. A further door leads to a dry goods store and a W.C. Beyond this is the boiler room and additional storage. On the first floor is a study / office facility which conveniently looks across the front of the subjects; a most charming feature is its balcony with battlements.
BUSINESS DEVELOPMENT
The business currently operates as a five-letting room Guest House. However, there is capacity for new motivated owners to utilise the three en-suite rooms currently used by the vendors as additional letting rooms. Likewise, the private lounge and dining room could be brought into use as guest facilities, making the business more like a country house hotel. The vendors have planning consent for two one-bedroom (semi-detached) self-contained cottages within the grounds and full plans will be made available to any seriously interested party.
GROUNDS
Kiltearn House boasts a good level of amenity ground, extending to circa 1 acre, laid mainly to lawn and with mature trees and bushes etc. There is a fenced area of garden which is where the extant planning applies which is laid to lawn, shrubs, plants and fruit trees. There is a car parking area laid to gravel at the front of the property and further hard-standing parking to the rear. Within the grounds there are two timber sheds and greenhouse.
SERVICES
The subjects benefit from mains electricity and water. Heating and hot water is provided by way of an oil fired boiler and the Aga is also oil fuelled. The Hotel has private drainage services. With an integral fire alarm the business is fully compliant with legislation. The Hotel has Wi-Fi capability.
TRADE
Full accounting information will be made available to seriously interested parties subsequent to formal viewing.
LICENSING
The Guest House has a liquor license under the provision of the Licensing Scotland Act 2005. A copy of the Business Operating Plan will be made available to interested parties after viewing.
PRICE
Offers over £799,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory).

Property information

Property:

Freehold

Living accommodation:

LETTING BEDROOMS Kiltearn House has 5 en-suite letting bedrooms configured as follows: Bedroom 1 – Twin room with en-suite shower room Bedroom 2 – Super-king with en-suite shower room with double aspect views and bay window Bedroom 3 – King-size with en-suite shower room Bedroom 4 – Single room with en-suite shower room Bedroom 5 – Double room with en-suite shower room OWNERS ACCOMMODATION The current owners utilise 3 additional en-suite bedrooms which are situated on the first floor to the rear of the property. In addition they retain for their private use a lounge facing towards the Cromarty Firth and a separate family dining room. These spacious facilities could easily be converted back to business use should new operators wish to extend the volume and range of services on offer. There is also a ground floor self-contained flat which has its own private access to the rear of the property. This accommodation is presented to a high standard and would easily meet the living accommodation requirements for new owners without any extended family commitments.

Location:

The property is located close to the village of Evanton and adjacent to the ruined Kiltearn Church.
Evanton is a thriving village located close to the arterial A9 trunk road only 14 miles north of Inverness, the Highland capital. The village enjoys a tremendous coastal location, a strong community spirit and this part of Ross-shire is very active in business terms. Invergordon offers an exceptional deep water berthing facility which has seen it evolve into a key port of call for cruise liners with resultant economic benefits. The scheduled opening of the Nigg Yard, a major centre for oil rig repair and maintenance in Mid 2012, will do much to boost the local economy further.

Premises details:

THE PROPERTY
Kiltearn House enjoys an idyllic location on the shore of the Cromarty firth, with stunning views across to the Black Isle. The property is of traditional sand stone construction under largely a pitched slate roof and retains many original Victorian decorative features including panelled doors; deep skirting’s and elaborate cornicing. The accommodation is arranged over two levels as follows:-
PUBLIC AREAS
Steps lead directly from the gravel front parking area to an attractive outer doorway into a tiled inner hallway; this spacious vestibule provides ample room for guests to remove outdoor boots etc after a days walking or sport. A stained glass inner door opens directly into a most spectacular entrance hallway with a feature mahogany staircase. To the left of the hallway is the guest lounge with double aspect windows, one of which is a bay window presenting views to the south. The room is reflective of its Victorian origins with a picture rail, dado rail, high skirting boards, intricate cornicing and ceiling rose. These fittings are replicated in many instances throughout the property. A feature is also the multi-fuel stove recessed into a slate fireplace with wood surround. With glazed double doors leading to dining room, this room has a commodious feel and provides for excellent customer flow. The dining room leads out to the conservatory which provides an excellent guest dining facility. This very smart facility, with its tiled floor, has a door leading to the grounds and affords some stunning views to the open water. From the main hall, the staircase leads to a mezzanine landing with a feature stained glass window. To the left is a guest W.C. The stairs continue to the main landing and on to the guest bedrooms.
central heating, tea/coffee making facilities and colour televisions. Each room has a view over the Cromarty Firth or agricultural land.

Business Operation

Reasons for selling:

A change in personal circumstances has prompted their decision to place this successful venture on the market creating an opportunity for new owners to continue to build on their achievement to date.

Trading hours:

Open all year.

Years established:

The vendors purchased the Kiltearn House in 2009 and have, since then, enjoyed running the guest house as a busy year-round business.

Other information

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