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An attractive fully licenced leasehold Inn located in a beautiful trading position.
Offers a traditional bar, restaurant with 2 attractive letting bedrooms and generous guest parking.
Profitable lifestyle business that currently trades April to October.
Various exciting development opportunities available.
Pleasant and comfortable owner’s accommodation together with well-equipped service areas.
Leasehold
We understand that the landlord will be happy to negotiate with the new tenant. The current rent is reviewed every 3 years, based on the open market rate at that time. The lease is a full maintaining, repairing and insuring. Insurance is organised by the landlord but paid by the tenant. The landlord is responsible for maintaining the building as wind and water tight. A copy of the current lease can be made available to interested parties.
Owner’s accommodation
The current owner’s accommodation is located in two separate areas within the south east end of the building. The accommodation comprises 2 pleasant double bedrooms, one being currently used as a dressing room, and a spacious bathroom on the 1st floor to the front of the building. On the 1st floor to the rear of the building (over the bar), there is a comfortable lounge and dining area. The access to this lounge area is via a separate stair located across from the main kitchen.
The Struy Inn nestles amidst some of Scotland’s most majestic scenery, adjacent to the meeting point of Strathglass and Strathfarrar, a sportsman’s dream, where deer forests and salmon rivers converge. The inn is roughly equidistant from the popular town of Beauly to the north east and to west Cannich and the mighty Glen Affric. The local Glens and the nearby Glen Affric National Nature Reserve are a strong attraction to walkers and climbers alike. The area is a popular destination for many whether for fishing, stalking, golf, cycling or bird watching to name but a few local attractions. There is an RSPB centre a short drive away at Corrimony. In addition to outdoor and sporting pursuit’s breathtaking scenery, castles and numerous other historic sites lure a constant stream of visitors to the Scottish Highlands. The inn is within a 30-minute drive of Loch Ness side and Urquhart Castle and a similar comfortable drive from Inverness, the Highland capital. Primary schooling is available locally, with secondary schooling in Drumnadrochit or Inverness. A full range of shops and services are located in Beauly, 15 mins away.
Description
The Struy Inn is a striking and beautifully proportioned detached property. The business is located on A831, the main road from the capital of the Highlands, Inverness, into the wilderness of Glen Affric. The location is stunning, very close to the great fishing rivers of Farrar and Glass. With wild but beautiful scenery and mountains and wildlife on the Inn’s door step, this is a tranquil and peaceful place. The front of the building looks west towards the stunning Mountains surrounding Strath Farrar, whilst the east of the building overlooks the lovely hills around Eskadale.
The Inn is well-known and enjoys an outstanding reputation for the quality of the food offered. With a great standing as evidenced on review sites, there is no doubt that the purchase of The Struy Inn offers an exciting opportunity. The business currently only trades between April and October. This welcoming Inn offers guests a high standard of accommodation in both the bar and dining areas. The 2 letting bedrooms are all individually finished to a beautiful standard. The opportunity to relax in a comfortable outside space makes the most of the beautiful location.
Profitability
Whilst the vendors currently run the business under capacity through choice, the Inn’s profitability levels are solid. The vendors have continued to invest in the property whilst still achieving sound profitability levels.
The property
The Struy Inn is an attractive substantial detached villa set in spectacular rural environment. Originally built over 100 years ago, it has stone walls, with dressed stone detailing at corners and also around windows, all under a slate roof. A limited number of adjustments have occurred over the years, such as the opening up of the restaurant area, partly opening up between the bar and the restaurant and adding a dormer to the bathroom and bedroom on the south side of the building. All these adjustments have enhanced the operational aspects of the business.
Entrance
On arriving at the Inn, guests will enter directly into the bar area, which is atmospheric and relaxing. The bar is very tastefully laid out, with stone slab flooring and occasional rugs to create a cosy feel to the area. Tables and chairs are provided, where the guests and restaurant patrons can enjoy either pre or post dinner drinks. The bar is connected directly to the restaurant and to the central circulation corridor, which provides access to the letting accommodation.
Restaurant
The restaurant is set to provide 16 to 18 covers. This is a delightful traditional area in which to enjoy your breakfast or evening meal. The bar is immediately adjacent area to one end of the area, making it easy to serve drinks to the tables. The attractive restaurant is freshly decorated with carpet and comfortable tables and chairs. This area can also be used for functions or special occasions. The male toilet is located to the far side of the bar and in the female toilet is located off the central circulation corridor, both ideally located close to the evening guests.
The bar
The bar substantial and well-equipped. This area provides storage for bottled drinks and benefits from direct external access for ease of deliveries. The main spirit / alcohol store is located close by within the property.
Letting accommodation
Entry to the very well-presented guest accommodation is to the right on leaving the bar area. With one bedroom being located on the ground floor adjacent to the stair. The second bedroom is located on the 1st floor on the south side of the building. Both rooms are ensuite. Each of the lovely rooms are well-equipped with attractive furniture. All rooms have comfortable beds and are centrally heated. When traded the in-room services include a TV, free WiFi, hospitality trays, complimentary toiletries and hairdryers. Ironing boards and irons are stored centrally. The letting rooms are configured as follows:
Room 1- Ground floor double with bath with shower over en-suite
Room 2 – First floor double with bath with shower over en-suite
Historically, the rooms booking were made by phone.
Service areas
The Inn benefits from an appropriately sized commercial kitchen. The well-appointed kitchen is equipped with a 6 burner gas range stove with oven under and 2 deep fat friers, all under a canopy exhaust, with a microwave located close by. There are separate areas for the servery, prep and wash up within the kitchen. The servery area has hot lamps over and within the wash up area there is a dishwasher. The kitchen has ample work surface and storage areas. The kitchen is located close to the bar / restaurant areas making service straightforward. Adjacent to the kitchen there is a utility / storage area where the dry goods are stored. Food supplies are delivered to the rear door, just outside the kitchen.
Throughout the building there is good level of distributed storage for linen and cleaning materials and hoovers etc. The Inn has its own laundry located in the utility area.
Grounds
The property has prominent signage within the grounds. Access to the Inn is via a gravel car park on the north side of the building. This area has capacity for more than 10 cars whilst still having plenty of the space for a delivery truck manoeuvring.
To the south of the building is a lovely garden, an area mainly laid to grass with mature trees around the perimeter.
To the east side of the Inn building there is a second enclosed area, which acts as the owner’s garden. This area is mainly grassed, with a number of outbuildings along the perimeter. Just outside the kitchen door there is a fenced off gravelled area which the current owners use when eating out side. The bottled LPG gas for cooking is located in this area. The rear area is accessible through a wooden gate.
Outbuildings
The vendor kept hawks for hunting and there are around 12 enclosures for the birds to the rear of the property. These can be left should the new owners wish or removed by separate negotiation.
Services
The property benefits from mains electricity, oil heating and hot water, LPG gas for cooking, mains water and dedicated septic tank drainage. The inn complies with environmental health requirements, has a fire alarm system and is Wi-Fi enabled throughout.
Recent investments
Over the last few years, the current owner has invested in the Inn resulting in the business being brought to the market in the great condition it is today.
There are a number of development options available to the purchaser that could be considered should they wish to enhance the profitability of the Inn such as:
Open the bar / restaurant for periods in the winter months, possibly for special occasions etc
Extend number of days open during trading period
Trade the 2 letting bedrooms
Open for light bites and coffee during the day
Develop the takeaway trade
Having leased the property in 2014, the current occupier successfully developed the business into the successful operation it is today. It is now their wish to retire that brings this attractive business to the market.
The business is managed by a husband and wife team who undertake the roles of chef and front of house. The current owners do all the work themselves which suits the way they wish operate. They provide a high quality and limited menu to a controlled number of covers to provide an intimate dining experience. The business operates during the main tourist season for 4 days of the week. Currently the vendors are not trading the 2 letting bedrooms (which have not been traded since 2016). They could be re-opened immediately if desired. The business is closed over the winter months. New owners are in a strong position to develop more profit by extending the trading pattern of the business, especially given the strong local trade that the business currently enjoys.
