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Spectacular 11-bed Hotel Within A Glorious Coastal Location For Sale

Tighnabruaich, Argyll and Bute, UK
Asking Price:
£620,000
Turnover:
Available on request
Net Profit:
Available on request

Stunning and superior 3-Star VisitScotland Victorian hotel benefiting from an impressive coastal trading location on the Cowal Peninsula offering stunning views along the Kyles of Bute.

Prestigious and sustainable business benefiting from recent extensive modernisation, offering a mainly year-round trading platform, producing excellent turnover and strong adjusted net profitability.

Individual and charming accommodation including 11 spacious en-suite letting bedrooms; 8 with stunning views of Loch Fyne, all offering high levels of quality and comfort.

Superb public facilities to include the resplendent Deck Restaurant, the characterful Shinty Bar and 2 lounges plus private dining room; all combining to provide around 90 dining spaces.

Excellent owners and extended family / staff accommodation, offering flexible usage and possibly further letting accommodation.

Externally, there is an attractive beer garden to the rear and further alfresco dining tables to the front; there is car parking for 22 cars within the subjects.

Property Information

Property:

Freehold

Living Accommodation:

Owners accommodation
an attractive feature of this sale is the spacious and private owner’s accommodation, located to the rear of the main property. The owners living area is connected by a door leading into the hotel kitchen. This spacious living space features an open-plan lounge /diner and kitchenette. An additional door leads directly to the rear aspects and car park. The bedrooms are configured as follows:

owner’s bedroom 1 - master double bedroom on first floor.
Owner’s bedroom 2 - double bedroom on ground floor.
Owner’s bedroom 3 - single bedroom currently being used as dressing room on first floor.

In addition, the owner’s accommodation has a large family bathroom and a separate utility room.

Staff accommodation
additional staff or extended family accommodation comprises of a 2 bedroomed flat above the shinty bar. This flat has a shower room and a kitchenette. In addition, there are 2 further en-suite bedrooms on the first floor of the main hotel. These accommodation units could be brought into use as letting accommodation if new owners wished to drive trade further.

Location:

The Royal An Lochan is located in a Lochside setting in the picturesque village of Tighnabruaich which has a population of around 650 inhabitants; these numbers swell during the main tourist season with the influx of a high number of visitors. The location has long been a holidaying destination and the pier situated close to the hotel is used by the iconic steamer ‘Waverley’ in the summer months. The Waverley, reputed to be the world’s last sea going paddle steamer, is always as draw as she berths at Tighnabruaich pier with day trippers. The hotel has a prominent situation from where there are spectacular and often dramatic far reaching views. In addition, the protected anchorage and moorings are popular with boating and yachting craft. The area is famous for its dramatic natural scenic beauty and yachting enthusiasts the world over sail through the scenic Kyles from the Clyde marinas and on through the Crinan canal and out to the Hebridean islands. The marina complex at Portavadie is 4 miles to the west and offers facilities such as a leisure centre with indoor and outdoor infinity pool and beauty treatment rooms. Tighnabruaich is in the mid-Argyllshire picturesque coastal village set on the west coast of Scotland which is famous the world over for the highly scenic waterway known as ‘The Kyles of Bute’.

The area offers much in the way of relaxing outdoor pursuits. Tighnabruaich Golf Club is a scenic and challenging 9-hole golf course. There is tennis and inevitably, a famous sailing school. Portavadie also hosts facilities supporting great mountain bike trails in the area. Sea, river and loch fishing are also available in the area, as are a number of commercially run shoots. Some of the local estates allow stalking by arrangement. Tighnabruaich lies on “Argyll’s Secret Coast”, which stretches from Strachur at the top of Loch Fyne round the coast to Colintraive. It is an area of stunning natural beauty where there are countless opportunities to discover peaceful locations. Nearby activities include walks in forests or along the coast, fishing, kayaking or sailing and enjoying the wildlife.

The village centre is a comfortable walk and offers a Doctor’s surgery and local amenities that cater for everyday needs. A bus service runs from Tighnabruaich to both Rothesay and Dunoon. The city of Glasgow is 55 miles distant (via a pleasant boat crossing to Gourock) and has numerous retail districts and all the higher educational, cultural and leisure services normally associated with a major international centre. Tighnabruaich has a reputable primary school and secondary is available at Dunoon Grammar.

Premises Details:

Description
the royal an lochan hotel is a traditionally built victorian town house hotel dating from 1865 with a strong history. This iconic property is beautifully positioned overlooking the kyles of bute within a stunning setting. The current owners have developed this charming property now showing its period character whilst providing a modern and vibrant business. The prominence of the building, provides an air of grandeur reflective of its victorian origins and would be a perfect fit for a discerning buyer looking to take the business to the next level. The hotel boasts a wide range of period features and its distinctive building radiates a tremendous ambience with the ground floor public rooms providing a complementary blend of modern facilities and offering diverse amenity space to allow a range of quality services to be offered.

The shinty bar, which can seat up to 26, is a popular space and is also utlised for casual dining. The comfortable dining room has a lovely ambience offering superlative loch views with up to 45 covers for dinner service. There is a private dining room which can accommodate up to 20 for formal events and also boasts stunning views across to the isle of bute. Guests looking for a quiet place to relax after their days activities can sit in the popular sun lounge, again offering super views, or in the main lounge.

Whilst being reflective of its victorian origins, the building has been significantly refurbished and upgraded under the supervision of the current owners. In addition to this, the current proprietors have tirelessly endeavoured to continually upgrade facilities to offer exceptional comfort and service provision. This is truly a rare business opportunity for anyone wishing to own a prestigious hotel in the heart of a stunning tourist location. The hotel trades 11 quality guest bedrooms, all with striking, contemporary en-suites. The service areas include a modern, professional and well-equipped kitchen with additional food preparation, storage and laundry facilities. The hotel has ample off-road parking.

An attractive feature of the sale is the staff and owner’s accommodation which would be ideal for an extended family. The main owner’s accommodation is set to an open plan lounge, dining room and kitchenette with 2 large bedrooms and a single plus a large family bathroom. Above the bar is a further suite of rooms which are currently configured to 2 bedrooms. Within the main hotel are 2 en-suite rooms which could be used for staff or offer additional letting potential. A further standard room is used as a staff room and with some development could add an additional further income stream. There is further accommodation potential through the development of the expansive laundry facility and a suite of rooms currently set aside as a beauty room.

Trading aspects
the royal an lochan hotel operates on a year-round basis, closing only for family holidays etc in the quieter months. The business trades successfully maintaining a strong level of turnover with a solid adjusted net profit conversion ratio. Income is generated through the 11-high quality en-suite letting bedrooms, from licensed wet sales and meals. Turnover is equally distributed across the three historic income streams. Trading as an independent hotel, the proprietors focus their operation to offer a high level of service and facilities.

The vendors have developed the trading aspects over their tenure, making this a truly delightful and profitable walk-in enterprise. The royal an lochan hotel has a well-established positive reputation, being a popular destination venue benefiting from a high level of repeat trade and being highly commended on numerous visitor review websites. The business has a website, a good social media presence and utilises a number of portal websites, all driving a sound level of occupancy. The business also sponsors the local shinty team which draws in regular bar trade and exerts good will for the hotel within the local community. The kyles 10 miles run, held in september, starts outside the hotel and is a huge community event, creating an incredibly busy weekend with all hotels filling at a tremendous rate.

The hotel’s clientele is derived mainly from holiday makers who visit the surrounding areas. The location and stature of the hotel is such that it is easy to locate for those who have booked via the internet or for the casual passer-by. The vast majority of room occupancy is booked in advance and forward bookings are always at a consistent level. The business utilises its own modern website and other portal booking agencies.

Staff
the business is overseen by one of the current owners with the other being mainly employed outwith the hotel. There is a team of around 5 regular staff with a head chef and commis chef in the kitchen, plus 3 full-time utility staff. The business would suit new owners with a hospitality background and a penchant for commercial cuisine.

The property
of traditional stone construction, built c1865, the royal an lochan hotel is a substantial detached property under a mainly pitched slate roof. This hotel is deceptively spacious with accommodation being laid out across 3 floors. The property exudes many original victorian features which adds to the charm of this stunning hotel.

Guest accommodation
the royal an lochan hotel offers high quality in both the fixtures and fittings and décor; this is matched in equal measure by the service provision. All public rooms offer individual character and ambience.

The building not only has a striking presence from the external aspects but the victorian quality period features including extensive cornicing, ceiling mouldings and an abundant use of period wood features and high skirting boards.

The entrance hallway is impressive with a mosaic floor, as is the wide beech wood feature staircase.

The main entrance is situated to the front of the hotel and leads into a beautifully presented reception hallway and thereafter to a reception desk. Off the reception hallway is the spacious and attractive lounge located to the left. This spacious area has two traditional fire-places but with controllable gas fires. To the front of the lounge is the ever-popular sun room with its stunning views. A further door from the lounge leads to an ancillary corridor which takes guests to the private dining room. Off this area is also a suite of two rooms which have been used as a treatment area but has potential for other uses. Guest washrooms are located further into this area.

To the right of the reception hallway is the deck restaurant set to around 45 covers. This is a bright and charming dining facility with a bespoke service point which has to its rear the main kitchen. The dining room allows excellent views to the kyles of bute and is attractively presented with featured art which is for sale. The restaurant has a feature gas fire. A corridor from the dining room provides direct access to the characterful and smart shinty bar which is set to free-standing seating and bench seats. This is a smart bar which is popular with the local community and it has a wood-burning stove which can be enjoyed by guests on cooler nights. There are dedicated washrooms for the shinty bar.

Letting bedrooms
a most attractive feature of this high-quality hotel is the flexible and well-presented letting bedrooms which are delightfully decorated and have been finished with quality furnishings. The spacious letting rooms offer capacity to have extra fold-away beds for children and the business has a travel cot. The generally very large modern en-suites come in differing configurations but are all beautifully appointed. Coupled with high levels of in-room service, this hotel is in keeping with the demands of the modern-day holiday maker. In-room facilities include tvs plus dvd player, hospitality trays, in-house telephones, hairdryers and toiletries and are configured as follows:

first floor
room 1 – super- king / twin bedroom with zip and link beds
room 2 – double bedroom with 4-poster bed
room 3 – double bedroom
room 4 – super- king / twin bedroom with zip and link beds
room 5 – double bedroom

second floor
room 6 – king-size bedroom
room 7 – double bedroom
room 8 – super- king / twin bedroom with zip and link beds
room 9 – double bedroom
room 10 – double bedroom
room 12 – super- king / twin bedroom with zip and link beds

service areas
the business is supported by a range of quality service and storage areas. The functional and attractive commercial kitchen comes with a range of modern fitted units and an extraction unit. The kitchen provides ample workspace for a full commercial operation and has extensive ancillary areas plus storage space with the capacity to meet the demands of a high level of food service. There is a walk-in chiller off the rear preparation area. There is a dedicated pot wash area plus a separate utility area for breakfast service. There is a large storage area for dry goods etc. The shinty bar is served by a cellar / store room and benefits from a python cooler. There is an attractive reception desk and office area.

There are extensive laundry facilities and storage areas. The main area could be converted into further accommodation where new owners were to consider out-sourcing the laundry services. On the first and second floors each area has a linen store and further storage. A staff room on the second floor (formerly room 11) could be easily brought back into use as letting accommodation with minimal outlay.

Grounds
with excellent signage, the property is situated on the b8000. The royal an lochan hotel is a substantial property set within an elegant and prominent trading location. The front aspects are bounded by a stone wall and have a colourful selection of bushes and plants. To the front of the property is an area of bench seating which can accommodate up to 40 guests. There is an attractive beer garden to the rear which has not yet formally opened but can comfortably sit 50 guests. The property has car parking for about 12 cars to the front, off the main road, plus there is overflow parking to the side and rear of the subjects for a further 10 cars.

Services
the property benefits from mains electricity, water and drainage. Lpg gas is used for cooking and for partially heating the property. A secondary oil-fired boiler provides for additional heating. In addition, the hotel has a storage heaters and electrical heaters. The building is mainly double glazed. The royal an lochan hotel is fully compliant with extant fire regulations. The business meets all environmental health requirements. There is free wi-fi access at the hotel. The property benefits from external floodlighting.

Business Operation

Reasons for selling:

The present owners purchased The Royal An Lochan Hotel in May 2018 and have enjoyed developing this impressive and rewarding business. However, it is due to a career change desire that prematurely brings this superior proposition to the market.

Other Information

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