The Culbokie Inn is a popular and well-frequented Highland establishment which benefits from an excellent trading location within the thriving village of Culbokie. The building dates back to 1790 and has a prominent position within the village. The business benefits from two separate entrances; one into the restaurant and the other into the bar; both are at street level and off the main street in the village. The bar is popular with both locals and visitors alike. With its traditional pub feel, this cosy bar offers a darts board, juke box, large TV and gaming machine. Benefitting from an open solid fuel fire, this comfortable area is well-presented with a range of fitted and free-standing furniture. The large commanding servery is fully equipped for all business needs including chill cabinets and glass washer. Customers can choose from a wide selection of draft and bottled beers, minerals, wines and of course spirits which are conveniently dispensed from a good range of optics. The restaurant area operates a back-to-back servery with the public bar. The restaurant has free-standing tables and chairs within a spacious dining area set to 40 covers. This very attractive facility is becoming a popular choice and is slowly establishing itself as a destination venue for families and visitors alike.
The business is well-supported by good service areas; the kitchen has modern appliances and there is a good number of storage areas. There is a spacious beer cellar and general store. On the first floor is a generous one-bedroom flat and to the rear of the original subjects is a two storey building which is currently under-utilised as staff accommodation. This spacious area could be used to expand customer facilities or developed into letting accommodation. An attractive feature of the sale are the views which the rear aspects of the property benefits from.
The business benefits from strong year-round local support together with additional seasonal demand from the large number of tourists who holiday on the beautiful Black Isle. The Inn drives strong turnover from wet sales and restaurant trade making it an easy to operate business. The projected turnover of the business for the FY 2015/2016 is IRO £200,000 split roughly 50-50 between the two trading aspects. There is scope to rent out some accommodation but the current owners have resisted this activity due to their desire to keep the business uncomplicated. The Inn also operates on a restricted basis to allow the owners to focus on other business activity. These two facets means that new owners would have obvious potential to develop the trading aspects further.
REASON FOR SALE
The current owners purchased the Inn in late 2014 and have developed the internal aspects of the property making it an attractive and popular venue. Some of the external aspects have also been attended to but there remains some further development requirements.
The Culbokie Inn sits centrally to this popular picturesque village, enjoying panoramic views across the Cromarty Firth and to the hills northwards. Ideally placed to take advantage of the highly popular North Coast 500 route, business has benefited greatly due to its location at the beginning of the route. With a population of circa 900, Culbokie is a growing community within commuter distance of Inverness some 12 miles away. The village benefits from its own shop, primary school and various community clubs etc. The broader area boasts a number of sandy beaches, quality golf courses and places of general interest. The area is renowned for its sea life and the firths and sea around the coast are home to seals, minke whales and the ever-popular dolphins. Water sports and fishing are highly popular past times in the region, as are field sports. A large range of welfare and social amenities are available in the Town of Dingwall as well as in Inverness. Secondary schooling is available in both Dingwall and Fortrose. The scenic beauty of this area neighbouring the Capital of the Highlands (Inverness) ensures continual popularity and strong trade.
The building is a 2 storey property with the trading elements being situated on the ground floor and accommodation units on the first floor. The property was built circa 1690s and benefits from partial double glazing. The premises are fully compliant with Environmental Health and Fire Regulations. The public bar has its own access and is self-contained with its own bathrooms for both ladies and gents. The bar can comfortably accommodate up to 20 customers and benefits from a juke box, gaming machine and TV. The restaurant has seating for 40 covers, is well-presented and also has its own bathrooms.
PRIVATE / STAFF ACCOMMODATION
A comfortable and spacious flat comprising of an open plan fitted kitchen/ lounge/ dining room, shower room and 2 double bedrooms which is accessed by a private staircase from the side of the property. The flat benefits from modern fittings, double glazing and ample storage. This well laid out living area would make a quality family home or could generate a solid income from holiday lets depending on new owner’s requirements.
In addition, to the rear of the main property is a supplementary building which has a games room on the ground floor plus a one-bed flat on the first floor. This area is presently used for staff accommodation but could be used by resident owners leaving the flat to the front to generate rental income.
The external aspects of the property have some excellent development potential subject to planning consents.
The business has a well-equipped modern kitchen plus a cellar/bottle store, spirit store and ample additional storage.
The business has a spacious carpark with a fenced beer garden and stands in approximately ¾ of an acre. To the rear of the aspects there is fenced yard with a coal bunker.
Trading information will be made available to seriously interested parties post viewing. The business presently is closed on Mondays and Tuesdays; opens Wednesday to Friday evenings only and Saturday and Sundays lunchtime through to evenings.
The business benefits from mains electricity, water and waste. The kitchen utilises LPG gas.