Profitable Eight Bedroom Guest House In Moffat For Sale

Business description

Please use the 'contact seller' button above or below for more details regarding this busines.

Trading with 6 en suite bedrooms plus popular family suite of 2 bedrooms with shower room/toilet between. Owners accommodation of lounge, bedroom and bathroom on the ground floor is separate from trade area. Plans being prepared to add extra bedrooms to owners accommodation.

All year trade from Junction 15 of M74 only a mile away. There are always people on the move for holiday, work and family visits.
Moffat is an excellent picturesque and popular stopping point on long journeys. If travelling north it is the last peaceful place with facilities to stop before Glasgow by Motorway or Edinburgh by scenic route. Both are about 50 miles. The town offers a wide choice of places to eat and stay with easy walking. For the adventurous, there are plenty of high hills around us for walking and mountain biking etc. The Solway coast is about 1 hour away. Truly a great place to live and work.

Current owners since 2001 have updated and refurbished which has resulted in substantial sales growth and VisitScotland upgrade to 3 star.
Around 2000 bednights per annum of which around 50% are repeat customers.
Guest lounge. Spacious dining room. Two ground floor bedrooms
Illuminated car park for 8 cars or more. Large garage for motorbikes etc.
Outlook to tennis courts, bowling green and rolling hills.

Net profit figure quoted is before finance and depreciation costs, but after deducting costs of heat & light, motoring, telephone etc for both business and personal use.

Occupancy number from 1st Jan to 30 Oct 2011 is 1996, up from 1782 (12%) for same period in 2010. Approx 200 bednights are already booked for 2012.

Property information

Property:

Freehold

Living accommodation:

Ground floor lounge, bedroom and bathroom. Kitchen is shared with commercial use. Owners accommodation is away from the guest area. People viewing the property have required more bedrooms in the owners area. To help remove this restriction we are having plans prepared to extend the owners area to give more bedrooms. We have also reduced our price to help the cost of buying and building any extension.

Location:

Busy tourist town in south of Scotland.
Close to M74 taking people to and from England and beyond.
Business situated in a quiet street within conservation area. No houses opposite. Overlooks tennis courts, bowling green and parkland.
No yellow lines.
Flat easy walk to main street about 3 minutes away where there are around 12 places for customers to eat.

Premises details:

Built around 1865. New kitchen extension built 2005 to owners specification.
Stone walls under slate roof. Feature canopy and railings at front mentioned in original title deed.
8 letting bedrooms over 3 floors. 6 are en suite. The other 2 are successfully marketed as a family suite of 2 bedrooms with shower room/toilet between.

Owners private accommodation on ground floor gives you your own space to relax. Lounge, bedroom and bathroom. To appeal to a wider range of buyers we are having plans prepared to add an extra bedroom to the owners accommodation.

The layout means the property is easily run and maintained.

Guest lounge on first floor. Ground floor dining room and kitchen.
Separate fully equiped laundry room.
Car park, large garage and shed to rear.
.
Energy Performance Certificate held.

Planning consent:

The following permissions have been obtained and work completed during our ownership:

Planning approvals to convert 2 bedrooms to en suite. These previously had private bathrooms.
Planning consent to demolish kitchen extension and build larger kitchen extension.

Business Operation

Expansion potential:

There is room to expand occupancy by developing longer stay breaks, particularly over autumn and spring.
One option might be to alter family suite to give two en suite rooms.
We see around 250 Lands End to John O'Groats cyclists each year. We encourage these but perhaps more could be done.
New Annandale Way opened late 2009 and Southern Upland Way passes the town. We have not targetted these.
Despite numerous enquiries we opt to close at Christmas.
We also opt not to offer evening meals, though additional sales could accrue from these.

Competition / Market:

Moffat is busy with both day trippers and abundant overnight trade. Mostly this is people off the Motorway breaking a long journey. Also on a route used by Lands End to John o'Groats cyclists who make up around 10% of our trade. Few competitors have as much secure storage for their bikes. The town offers a wide range of accommodation to try to meet this demand. There are core periods when the town appears sold out. During our ownership there has been growth in number of people taking longer breaks here. There are 7 hotels in the main street. Ours is 1 of 4 guest houses or B&Bs in this street. Around 10 serviced accommodation providers chose to market their business through VisitScotland in 2011. Others operate without VisitScotland accreditation. To attract tourists any town needs enough places to stay and to eat, but not so many that occupancy levels suffer. Moffat is well balanced for these.

Reasons for selling:

retirement.

Trading hours:

All week, all year except Christmas and whenever we take holidays.

Employees:

owners (2) plus 1 seasonal part time maximum 12 hours per week. Total hours in 2010 were 368

Years established:

about 50 years.

Other information

Financing available:

Finance available. Please use the 'contact seller' button above or below for more details regarding this busines.

Website:

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