DESCRIPTION
Craigaron Guest House is an imposing villa enjoying a prominent location in Saltburn on the side of the Cromarty Firth. This desirable property is located close to the now famous North Coast 500 tourist route, making it ideally positioned to capitalise on this lucrative tourist attraction. The potential commercial benefits of trading within this newly designated Freeport add to the attractiveness of this business proposition. The subjects comprise of a stunning 4-bedroom guest house with delightful 2 bedroom owner’s accommodation. The business is currently trading on a restricted basis to suit the owner’s lifestyle wishes.
The property was originally a small 2 up / 2 down with the bedrooms in the attic; however, over the years the building has been extended to the rear, increasing the ground floor and dormer roofs added to increase the accommodation on the upper floor as well. This has all been undertaken sensitively resulting in the attractive property seen today.
Historically the bed and breakfast business was run on a fully operational basis demonstrating that there is scope to considerably improve the profitability should new owners wish to increase the level of trading.
TRADE
Such is the prominent site and stature of the building that it is an easy-to-locate premises for both those who have booked via the internet and for the casual passer-by seeking accommodation. This profitable business is currently operated on a purely bed and breakfast basis. There is scope to drive income further, should new owners be motivated, to provide a dining option or extend operating periods. The business generates its income through the 4 well-presented letting bedrooms.
The current owners actively restrict the letting of B&B rooms to provide a lifestyle business which currently trades well below the VAT threshold. The business currently trades all year, though at a reduced level over the winter months. Guests can find the business through a number of on-line booking agencies. There are future opportunities with the extension to the industrial parks and biomass plant. All bring more commercial trade to the area.
CRAIGARON GUEST HOUSE
Of traditional construction, Craigaron Guest House is an attractive and substantial property, rendered stone. The building is currently painted white, making it look smart, clean and inviting. The well-maintained accommodation is on two floors and is in sound decorative order throughout. High quality fixtures and fittings are included as part of the sale. The windows are all double glazed, with white PVC finish. The detailed routine maintenance undertaken by the vendor means this property is truly in walk-in condition.
PUBLIC AREAS
The guests enter the building at the ground floor level through the front door, which leads into a hall. From the hall the guest can access their bedroom and the shared kitchen facilities. The secured internal stair to the owner’s area is to the right-hand side accessed from the hall.
Room 1 is on the right at the front of the building with ensuite and views over the firth. Passing along the hall room 5 is located behind this with ensuite and pleasing views of the garden behind. The hall turns left and the guests find rooms 2 to the front, room 4 to the rear and a well-appointed guest kitchen / dining to the front. The kitchen was a bedroom at some point in the past. It is possible that this could be returned to the function and a new ensuite added or possibly a guest dining area.
Ground Floor
Room 1 - Twin room with shower en-suite
Room 2 - Single room with shared shower and adjacent toilet
Room 4 - Twin room with shower en-suite
Room 5 - Twin room with shared shower and adjacent toilet
Rooms have modern fixtures and fittings and are tastefully decorated. In-room facilities include flat-screen TV, towels and toiletries.
GROUNDS
Craigaron Guest House has pedestrian access directly from the main road passing the front of the property. Across the main road there is a large car parking area for guests with sufficient space to accommodate at least 7 cars. The owners have private vehicle access to the rear of the property. Currently, the vendor has a large boat sitting on a trailer stored there and still has space for a number of cars.
There are a number of outbuildings, including a large rendered garage / workshop, a large shed and small garden shed. These are all in great condition. The drive area is laid with stone chips and to the side of the garage there is a large area of grass, providing space for washing lines. There is a secluded area for seating next to the garage. Access to the house is at 1st floor level across a metal bridge from the garden. Either side of the bridge between the garden level and the house there is a grass bank with shrub planting around the perimeter, providing a lovely outlook from the bedroom facing the garden.
SERVICES
The property benefits from mains electricity, water and drainage. There is gas-fired central heating and electricity is used for cooking. Craigaron Guest House is compliant with the fire regulations. High speed Wi-Fi is available throughout the property and is connected to the new fibre network within the street.