Offers Over

£275,000 (Freehold)

Sandy’s Bed & Breakfast

3 Harrowden Road, Inverness, IV3 5QN

A compact and well-established modern detached property

trading on a bed and breakfast basis, benefitting from year-round

trade in capital of the Highlands

Easy-to-operate income opportunity within a prominent trading location, adjacent to the centre of Inverness, currently trading 3 well-appointed

en-suite letting bedrooms

Home and lifestyle business with 2 owners’ double

bedrooms (master en-suite) and private facilities plus a

spacious lounge

The property has spacious private gardens to the

rear laid to patio, plus a

driveway and garage

The business is currently leased out and therefore

the vendor cannot provide turnover figures

DESCRIPTION Sandy’s Bed and Breakfast is a modern property presented in generally excellent condition and ready to trade. Situated in the heart of Inverness, this attractive building benefits from an excellent trading location just a few minutes’ walk to the City centre. This detached, compact and smart trading entity is in a prominent trading location and benefits from quality signage. The business is located in an area of the City which supports many holiday accommodation operations. A spacious and attractive property with a contemporary design, it benefits from a spacious garden to the rear. Operating presently on a bed and breakfast basis, Sandy’s is arranged to provide quality accommodation extending to 3 en-suite letting bedrooms. In addition, the private living areas for the owners extend to include two modern double bedrooms (master en-suite), a large lounge and a family bathroom. This is a well-established business model, however due to being leased out by the vendor, no trading figures are available. This proposition would be an outstanding venture for a couple where one person was working external to the business. Sandy’s Bed and Breakfast can therefore provide a home and income for new owners.

REASON FOR SALE The vendor purchased 3 Harrowden Road in 2013. It is due to his desire to reduce his property portfolio that brings this excellent, easy-to-operate bed and breakfast business opportunity onto the market.

TRADE The business generates its income from a traditional bed and breakfast offering but new owners could easily provide a ‘room only service’ which is becoming more fashionable. The lack of breakfast provision would make this an easy-to-operate venture. Even with just the three bedrooms plus a breakfast provision, this is a fairly simple business operation. Thus, making it an appealing business for owners with other employment streams or a family looking for a simpler life-style operation. Sandy’s Bed and Breakfast is set within a popular location where other accommodation ventures currently operate. The present trading regime utilises a number of portal websites such as booking.com to generate custom. Due to the business being leased, the vendor cannot provide any trading figures. Inverness is a highly popular tourist destination with many repeat visitors and as such the business should be able to generate a sound income level. Turnover is also generated from business to business activity. As the Capital of the Highlands, within Inverness there is historically a shortage of letting accommodation during the height of the tourist season and therefore income levels should be reasonably assured. The business does not have its own website and this presents a business development opportunity, especially where an automated booking system, such as freetobook is utilised.

LOCATION Sandy’s Bed and Breakfast is ideally situated centrally to Inverness city centre, highly convenient for guests wishing to walk to nearby shops, restaurants etc. The business is close to the River Ness offering some excellent outings to Ness Islands across the attractive footbridge. Inverness has extensive facilities for visitors boasting two golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. 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 offers an ideal base, being within easy reach of a wide range of visitor attractions. Inverness is also the start and finish point of the North Coast 500 which draws in a number of visitors to the City. Inverness is also at the northerly end of the Great Glen Way. Benefitting from much expansion over the past few years, Inverness has a full range of social and welfare facilities associated with a modern city. The house is within walking distance to both primary and secondary schools.

THE PROPERTY Sandy’s Bed and Breakfast is an attractive detached 1½-storey building. Of modern construction under a pitched tile roof, the property is presented in generally very good condition. The level of fixtures and fittings are of a high standard. Access to the property is via a street level UPVC door which is accessed from the side aspects.

Ground Floor Hallway A compact hallway leads to the dining area and thereafter all other ground floor rooms. Stairs provide access to the 3 letting bedrooms on the first floor. Kitchen / Dining Room This area has a unique and tasteful feel. An attractive space is set to 3 tables for breakfast and is open-plan to the kitchen area. Set off the dining area, is a spacious modern kitchen which has ample wall and floor mounted storage units plus a wide range of modern facilities including double oven with hob, dish washer, washing machine, fridge etc. There is a small breakfast bar with two stools. A door leads to the rear hallway and the owner’s bedrooms. A further door leads to the garage. Off the dining area a glazed door leads to the lounge.

Owner’s Lounge Set to the front aspects this spacious lounge offers double aspect windows and an attractive fire place.

Rear Hallway Leading to the owner’s accommodation of family bathroom, master bedroom and double bedroom.

Owner’s Master Bedroom A double en-suite bedroom with ample storage set to the rear aspects overlooking the rear garden.

Owner’s Double Bedroom Also overlooking the rear aspects a further double bedroom.

Owner’s Family Bathroom With tiled walls and fitted to include a bath with shower over and a white suite of WC and wash hand basin.

First Floor Letting Bedroom 1 This double bedroom is well-appointed and has a modern en-suite shower unit.

Letting Bedroom 2 A family bedroom set to a double and a single bed with en-suite shower room with WC and wash hand basin.

Letting Bedroom 3 This comfortable and stylish family bedroom to sleep 3 and benefits from an en-suite shower room.

PRIVATE ACCOMMODATION / SERVICE AREAS The owner’s accommodation is set to the rear of the property and includes the two bedrooms, the kitchen and the family bathroom as listed above.

EXTERNAL The frontage of the building has direct access to street level with a small walled garden to the front aspects. The house has a driveway allowing off road parking for one car. There is a garage which is currently used as a recreational area. To the rear of the business is a decent size family garden, laid to block paving and patio slabs, providing an easy to maintain attractive amenity space. Parking permits for the main road can be obtained from the local council and there is a public parking area adjacent to the property.

SERVICES The property benefits from mains electricity, water, gas and drainage. Central heating and hot water are gas-fired. The building is fully double glazed. The business is fire safety compliant.

ACCOUNTS This is a well-established business but due to being leased no trading figures will be provided. However, projections would indicate that historically, depending on operating model, income of between £8,000 to £12,000 could be generated per room with the support of a full marketing programme. This business could provide a modest income and a family home.

PRICE Offers over £275,000 are invited for the heritable property complete with trade contents (according to inventory).

EPC RATING This property has an Energy Performance Rating of ‘C’.

BUSINESS RATES / COUNCIL TAX The business is rated as at April 2017 at £4,500 and attracts 100% discount under the small business bonus scheme for eligible applicants with a nil payment requirement. The Council Tax element for owner’s accommodation is set at Band ‘B’.

DIRECTIONS Harrowden Road is a 10-minute walk from Inverness centre. See location map.

FINANCE & LEGAL SERVICES ASG Commercial Ltd is in touch with several lenders who provide specialist finance to the hospitality trade. We will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have access to a large team of legal experts who can act in all legal matters arising.

VIEWING All appointments must be made through the selling agents: ASG Commercial Ltd 17 Kenneth Street Inverness IV3 5NR T: 01463 714757 (5 lines) E: info@asgcommercial.co.uk W: www.asgcommercial.co.uk

OFFERS All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date.

HOTELS

LICENSED

RETAIL

OFFICES

INDUSTRIAL

UNITS

17 Kenneth

Street

Inverness IV3 5NR

http://www.bedandbreakfastsales.co.uk/