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Charming Guest House Set Near Inverness City Centre For Sale

Inverness, Highland, UK
Asking Price:
£420,000
Turnover:
Available on request
Net Profit:
Available on request

• Superbly located late-Victorian guest house adjacent to the city of Inverness close to all amenities and within an outstanding trading area.

• Pleasantly presented mid-terraced Highland guest house with period features offering character and charm plus attractive guest facilities.

• Excellent business opportunity trading profitably and ideal for first time entrepreneurs looking for an easy-to operate lifestyle business venture.

• Trading 5 well-presented en-suite letting bedrooms and guest dining room.

• Comfortable owners accommodation, with double and single bedroom, family bathroom, lounge and kitchen with private access from the rear garden.

Property Information

Property:

Freehold

Location:

Market Brae Guest House is conveniently situated centrally to Inverness, where guests can easily access nearby shops, restaurants and other city centre amenities. The guest house is a 15-minute walk from the ever-popular Eden Court Theatre and conference centre. In addition, the River Ness is situated a few minutes’ walk away and is popular with guests taking leisurely strolls. The city itself has extensive facilities for visitors boasting three golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues.

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 be 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 being within easy reach of a wide range of visitor attractions. The City of Inverness has benefitted from much expansion over the past few years and has a full range of social and welfare facilities associated from a modern city. The property is excellently situated close to the castle; the official start and finish of the NC500, and at the end point for walkers doing the Great Glen Way. Equally the guest house is an ideal base from which to explore the wider Highland region.

The property is situated in the Crown, a popular residential and business area of the city. Inverness is also a popular city in which to live with a vibrant cultural offering and the presence of many social and entertainment venues close-by. The city also has excellent communications links (bus and rail station, with the airport 15 minutes' drive away). Schooling in Inverness is plentiful plus the University of the Highlands and Islands provides a wide-range of tertiary level courses. The welfare amenities are also excellent with a major hospital plus many outreach services.

Premises Details:

Description
Market Brae Guest House is an attractive and substantial mid-terrace late-Victorian villa, with a number of attractive original period features. Located in the much sought-after Crown area of Inverness, benefiting from a prominent position close to the city centre, its locality remains popular with those seeking holiday and business accommodation. Of stone construction, Market Brae is also ideally located as a home, being close to a wide range of amenities locally, including schooling. The property draws together a well-established opportunity whilst providing spacious accommodation. Someone wishing to operate remotely, could add a further holiday let to their income earning capacity. The letting rooms and public areas reflect a high level of comfort, trading 5 quality en-suite bedrooms. An attractive feature of this sale is the separate 2-bedroom private owners’ accommodation. The property has an easy to maintain garden to the rear offering some external storage. Market Brae Guest House offers a highly desirable and profitable “home and income” lifestyle opportunity.

Trade
Presently, the vendor operates the business as a sole trader. Operating 5 letting bedrooms, from a seasonal basis, the business can generate income in excess of £60,000 producing a solid level of profitability. As with many businesses in the Crown area of Inverness, the Market Brae Guest House trades purely on a bed and breakfast basis. The vendor operates from May to September drawing much of the income in the main tourist season. Turnover is generated from a varied customer base including business travellers and the many tourists who visit Inverness (the Capital of the Highlands). There is scope to generate greater trade during the quieter winter months as trade in Inverness benefits from year-round visitors and individuals working in the city.

Market Brae Guest House has its own website but not a direct online automated booking platform. The business uses on-line booking agencies but the introduction of a direct facility is an area of development for new owners; as is the use of social media. The guest house has a good trading reputation but a couple running the business would be able to improve on the service provision as the current operator works single-handedly.

The property
Of traditional stone construction under a pitched slate roof, Market Brae Guest House is an attractive mid-terrace villa, originally built around the late 1800’s. To the rear aspects is a sympathetic extension of timber frame and block construction under a flat roof. Accommodation is laid out over 3 floors, 2 main floors and an attic floor, being generally presented to a high standard.

Public areas
Entrance to the building is via a small well-maintained garden which leads to an outer door. Thereafter a vestibule leads to a glass door which in turn presents a reception hallway. The breakfast room currently is situated immediately to the rear of the hallway but was previously set to the right of the front door, this room is now utilised as the owner’s lounge. The current layout is a communal table to seat up to 12 guests. New owners may wish to consider reverting to the original set up, as the lounge with its large bay window offers a bright and airy dining experience. The lounge, presently used by the owner, has many period features reflecting the property’s Victorian origins including decorative cornicing and ornate ceiling rose. The reception hallway provides access to the stairway and takes guests to the 5 letting bedrooms on the first and second floors. Within the second-floor landing is a glass skylight which provides an abundance of natural light and presents a warming feature.

Letting bedrooms
Market Brae Guest House has 5 spacious and well-appointed letting bedrooms, all presented to a high standard of décor, fixtures and fittings plus quality linen etc. This is a beautifully presented property and it is evident that the current owner has invested in making the bedrooms highly comfortable, which are configured as follows:

Room 1 - Double bedroom with en-suite shower room
Room 2 - Double bedroom with en-suite shower room
Room 3 - Double bedroom with en-suite shower room
Room 4 - Triple bedroom (3 singles) with en-suite shower room
Room 5 - Family bedroom (1 double and 1 single) with en-suite shower room

All rooms are pleasantly furnished and provide televisions along with hospitality trays. Each bedroom has ample storage plus high-quality furniture. The en-suite facilities are excellently-presented with all being upgraded recently.

Service areas / private accommodation
Self-contained comfortable owners’ accommodation is located on the ground floor with private access from the rear of the property. There is a double bedroom and single bedroom which share a family bathroom with shower over. The current owner who operates the property single-handedly, uses the single bedroom as a dressing room, with modern en-suite facilities which are found to the rear of the property. There is a spacious kitchen and utility area off the current guest dining room. Set to the front of the property, the owner uses the previous dining room as a lounge and the previous owners lounge as a dining room. A new couple operating the guest house may wish to change the configuration back to its traditional layout.

Grounds
The main entrance of the building has direct access from the pedestrian pavement on Ardconnel Street via a gravel garden mainly laid to potted flowers and shrubs. The property frontage is easily maintained and access is via a wrought iron gate. The rear garden aspects are located through the owner’s accommodation and are mainly laid to decking and paving providing a secure private family area. The rear aspects offer a private access to the property via a side pathway. A garden shed facilitates ample additional storage and is suitable for securing guest bikes etc. Roadside parking on the main road is available through the issue of permits obtained from the local council. Public parking is available just across from the guest house and is free throughout the evening.

Services
The property benefits from all mains services; electricity, gas, water and drainage. The building has gas-fired central heating. The business has a fully compliant fire-alarm system and benefits from highspeed broadband.

Business Operation

Reasons for selling:

The present owner purchased Market Brae Guest House in August 2007. A desire to retire and relocate brings this charming easy-to-operate business and family home to the market.

Other Information

Related Documents:

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