Acorn Guest House is an attractive and substantial detached property enjoying an excellent trading location close to Inverness City centre. In addition, the business is set just off the main Fort William to Inverness route (A82), a major thoroughfare through Inverness, affording excellent accessibility for guests. The business is a 5 minutes’ walk from the City centre giving access to excellent amenities, shops and restaurants. This property has been extensively upgraded and maintained by the vendors and must be viewed to fully appreciate its desirability. Operating as a bed and breakfast, Acorn Guest House offers a traditional Highland welcome to its guests where the owners take every effort to ensure the comfort of their guests. The level of service on offer has been acknowledged by a Trip Advisor Excellence Award 2017. The six most comfortable en-suite letting bedrooms combine with the attractive dining room, residents lounge and owner’s accommodation to form this highly desirable “home and income” lifestyle opportunity. Immaculately presented, the business is in truly walk-in condition and is reflective of its award of the AA 4-Star rating.
REASON FOR SELLING
The present owners bought Acorn Guest House in 1998 and have enjoyed a rewarding stewardship of the business. It is a planned retirement that brings this property and excellent business opportunity onto the market.
The business currently trades just under the VAT threshold utilising portal websites and their own website to generate trade. The Guest House also has a high number of business guests who generate a high degree of repeat trade. There are 6 letting bedrooms which drive trade from the many holiday makers and business people who visit Inverness and the surrounding areas. Tourism, a key driver of trade, includes the many visitors who play golf, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features. Other visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a modern website.
The present business operation employs staff as one of the partner’s works full-time; however, new owners who wished to displace the existing staff could generate a higher profitability.
Acorn Guest House is ideally situated centrally to Inverness City centre, only a short walk away, highly convenient for guests wishing to take advantage of nearby shops, restaurants etc. The city itself 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 are most popular attractions with both UK and overseas visitors. Whether it is 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 is an ideal base to explore the many visitor destinations within easy reach of the City. The City of Inverness is a vibrant centre of tourism and commerce presenting many opportunities for expanding this established hospitality businesses. The recent arrival of the Scottish Open at Castle Stuart is testament to the attractiveness of Inverness as a social, recreational and business centre.
Acorn Guest House is an attractive detached villa, of stone construction under a slate roof. Accommodation is laid out on the ground and first floors and the subjects are fully double glazed. The property is presented in excellent condition throughout and has been well-maintained over the years. The building has many attractive features including intricate cornicing, attractive ceiling roses and deep skirting boards.
Entry to the property is via a wooden outer door leading to a vestibule then on to an inner door which is partially glazed. The main reception hallway is spacious and presented in excellent order. On the right as you enter the property is the resident’s lounge which is elegantly furnished. Situated to the left of the reception hallway is the commodious dining room which is set to 6 tables providing up to 20 covers. There is a guest washroom on the ground floor off the hallway. From the hallway stairs lead to the 6 en-suite letting bedrooms all on the first floor. Guest rooms are configured to; two doubles, two rooms set with a double and single bed, and a further two rooms each set with a double and a single bed plus a sofa bed. The guest bedrooms are set up in such a way that they afford flexible letting options thereby enhancing utilisation. The guest house can accommodate a maximum of 20 guests. All rooms have excellent en-suite facilities and are most comfortable, attractively furnished, have double-glazing, central heating, flat screen television, mini-fridges, alarm clock radios and hospitality trays. The in-room facilities show the vendors attention to detail and desire to provide a comfortable stay for their guests. The Guest House has Wi-Fi throughout.
PRIVATE ACCOMMODATION / SERVICE AREAS
The owner’s accommodation set within the property is a most attractive feature of the sale. The spacious lounge has an area set aside as an office and a dining area. This room leads to a most attractive conservatory which gives access to the side garden area. The owners have a large double bedroom for their personal use with smart en-suite facilities. The bedroom has ample storage with fitted wardrobes. With access directly into the owners lounge and dining room the business benefits from a good-sized well-appointed bright commercial kitchen. The business has ample storage and a laundry / utility area.
Access to the property is via a shared tarmac drive. The subjects have excellent privacy with trees providing coverage on three sides. A spacious car park to the rear can accommodate up to 6 vehicles. The frontage of the property has a small and easy to maintain garden with a seating area. The grounds to the front have an attractive stone wall. To the rear of the subjects is an excellent recreational facility including a steam room, sauna, mini-gym and shower room. A separate outdoor structure houses a hot tub.
The subjects benefit from mains electricity, gas, water and drainage. With gas fired central heating and double glazing throughout, Acorn Guest House is a comfortable property. The business is fully compliant with fire requirements with a zoned fire alarm system.