Inchbae Lodge is a highly attractive and substantial detached former coaching inn built in the mid-1800s. Enjoying a very prominent road-side trading location on the busy A835 Inverness to Ullapool trunk road, just off the very popular North Coast 500 route. To the rear the grounds slope down to the river, with attractive countrywide backdrop presenting a most attractive setting. Inchbae Lodge, which is a highly regarded Highland inn historically trades on the 3 traditional income streams; food, wet sales and accommodation, both hotel and self-catering. The lodge is currently leased at a reduced rate of £35,000 per annum on a full maintaining and repairing basis. The owners have recently replaced most of the windows on the road side of the building with double glazed units
This profitable business, comprises; 7 generously sized and well-presented en-suite, letting bedrooms, one three bedroomed self-catering flat, two, one bedroom self-catering flats, and one bed sit. The current tenant utilises a bedroom on the ground floor not included in the 7 letting rooms. Further accommodation includes an attractive licensed bar, lounge area, external seating and a 36-cover conservatory restaurant. The current landlord has ensured that a stringent maintenance schedule is undertaken, resulting in the premises being presented in good condition throughout.
Inchbae Lodge historically operates on a year-round basis. The business is trading under leasehold terms and the landlord does not have access to recent accounts. Income was generated through both quality en-suite letting bedrooms and from licensed wet sales, evening meals and lunches. The current tenant also utilises Air b&b and other portals to advertise the self-catering accommodation which is popular and highly profitable. The business appeals to a wide range of clientele including tradesmen, business travellers and the huge influx of tourists who visit the North West Highlands from Easter through until October each year. The business has previously developed a well-established positive reputation, benefiting from a high level of repeat trade and being highly recommended on many popular online review sites. The location of Inchbae Lodge is such that it is easy to locate for those who have booked via the internet or for the casual passer-by. Recently the owners have developed an unconnected site very close to the hotel to serve as 5 hook-up points for caravans or motor homes, this is expected to increase the food and wet sales.
The original building dates back to mid-1800’s and is of traditional stone construction under a slate roof forming an attractive detached property with accommodation laid out over 3 floors. The lodge is accessed directly from the car park via a reception area, from which access can be gained to; the licensed bar, letting rooms via a corridor and the ladies and gents washrooms. Behind the bar is located the lounge and conservatory areas. The bar has an attractive servery and seating laid out to fixed booths with some free-standing tables and chairs. With its smart wood panelling the bar presents a cosy atmosphere seating approximately 32 guests.
A further attractive feature of this property is the guest lounge which is set with soft seating and features a wood-burning stove. From the lounge area is a servery area and off to the left is a spacious conservatory which has lovely countryside and river views. The conservatory is set up as a dining room with free-standing tables and chairs for approximately 36 covers. The service areas on the ground floor comprise a small office, various storage areas and a large commercial kitchen.
The lodge has comfortable and spacious 7 en-suite letting bedrooms; 5 on the first floor and 2 on the second floor, these are configured as follows:
Room 1 - A king-size bedroom
Room 2 - A twin bedroom with capacity to add a further single bed
Room 3 - A quadruple bedroom spread over 2 distinct area
Room 4 - A king-size bedroom
Room 5 – A double and twin bedroom spread over 2 distinct area
Room 6 – A king 4-poster bedroom
Room 7 - A double bedroom
All rooms are generously sized, finished to a high standard, have Freeview television, towels, WIFI, hairdryer and radio/alarm. The current management offers complimentary soap / shower gel, tea and coffee making facilities.
SELF CATERING – 3 BEDROOM FLAT / OWNER’S ACCOMMODATION
This accommodation is located on the first floor and comprises; three bedrooms, two of which are en-suite, a spacious and comfortable lounge, kitchen and family bathroom. This suite of rooms is currently being rented out as a self-contained apartment, but could equally be used as owner’s accommodation.
SELF CATERING - PRIVATE FLAT X2
Located on the ground floor is a modern and attractive self-catering flat, finished to a high standard. This self-contained flat with lounge, kitchen and bedroom offers further private or letting accommodation and separate entrance and private garden.
SELF CATERING - BED-SIT
This self-contained unit is located on the ground floor.
The property comes with significant amount of land, which could be developed to provide further revenue streams.
With a highly prominent roadside position set amidst the beautiful Ross-Shire countryside, this thriving business provides a stunning location. To the front of the subjects is a grassed area beneath the trees is bench seating with views to Ben Wyvis. There is ample car parking for up to 20 vehicles. To the rear the land is laid to grass and runs down a steep slope to the Black Water River. The benches on this grassed area are located in an idyllic area, with the sound of the river running past, to sit out and enjoy the views, in very peaceful and relaxing surroundings.
The subjects benefit from mains electricity with private water and drainage. Dual oil-fired central heating and electric heating. Hot water on the first two floors is oil-fired with immersion heated cylinder on the second floor.