Pitfaranne Guest House is an attractive and substantial property dating from circa 1860. Set in a most popular trading location, Pitfaranne offers a tremendous lifestyle business proposition plus a spacious and lovely home. The owner has consistently improved facilities and the décor of this charming guest house. This coupled with excellent personal living space, presents the business in true walk-in condition. The property is well-designed and is a deceptively spacious guest house with 5 en-suite letting bedrooms, dining room and excellent service facilities. The business trades with a 3-Star (VisitScotland) grading and the quality of trip advisor reviews reflect the attention to detail the owner places on service provision. In addition there is a separate 1-bedroom apartment comprising of lounge, kitchen, shower room and family bedroom. This spacious living space would make an ideal home for extended family use. The property also boasts private and spacious 3-bedroom owner’s area with lounge and family bathroom.
The owner operates on a guest house basis only, trading year-round. The vendor is a sole owner / operator and therefore runs the business with the help of staff. However with exceptionally strong demand in the main season and steady trade throughout the remaining year, the business trades just under the VAT threshold. This attractive guest house is located within the heart of Inverness within a few minutes’ walk of the City centre and Inverness Castle. The operation utilises booking agencies ensuring a strong demand for accommodation and the high level of forward bookings is evident at Pitfaranne. The apartment is only booked out for stays of 2 nights or longer.
REASON FOR SALE
The vendor purchased the property in 2010 and it is her desire to down-size that now brings this attractive lifestyle business to the market.
Pitfaranne Guest House is conveniently situated centrally to Inverness, where guests can easily access nearby shops, restaurants and other city centre amenities. Inverness boasts an extensive range of facilities for visitors including two golf courses, an excellent indoor swimming complex, cinema, bowling alley 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 key attractions. Moreover, the property is an ideal base from which to plan a range of day trips, such as distillery visits along the 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 within easy walking distance of the railway and bus stations. Inverness also has its own airport some 11 miles away.
Pitfaranne Guest House is an extensive semi-detached property with a large footprint, originally built in 1860. Of stone construction with pitched slate roof, the property has sympathetic extensions to the rear dating from the 1980s providing a spacious business and family home, set over 2 floors.
THE BED & BREAKFAST
Entry to the building is via the front door which leads into a vestibule providing guests with an area to take off their walking boots etc. Through a secondary door is the reception hallway. To end of the hallway is the spacious and attractively decorated dining room which seats 12 guests for breakfast.
Pitfaranne Guest House has 5 letting bedrooms; 3 situated on the first floor with 2 on the ground floor; the latter being ideal for less able guests. All rooms are pleasantly decorated and have hospitality trays, hair dryers and modern flat-screen TVs. Rooms benefit from en-suite shower rooms and are configured to:
Room 1 - Twin room
Room 2 - Twin room
Room 3 - Double room
Room 4 - Double room
Room 5 - Family room with 1 double and 2 single beds
On the first floor there is also a hallway with seating area which proves popular with guests.
The separate 1-bedroom apartment is an attractive addition to this sale. The vendor currently undertakes short stays from this lovely unit. The accommodation extends to a pleasant lounge / diner, a kitchen and a family shower room on the ground floor. On the first floor there is a family bedroom with a double and a single bed.
An attractive feature of the sale is the private and self-contained owner’s accommodation which is situated on the ground floor and includes three bedrooms, bathroom, conservatory and kitchen with dining table. The kitchen is well-appointed and offers ample space for both business and personal use. Off the kitchen is a utility room and a private entrance leading out to the carpark. There is a patio door to the rear that leads to a private garden area.
The front of the house has a small area set to an easily maintained garden laid to attractive shrubs and plants. The subjects have a large footprint and has ample parking to meet business needs with sufficient space for 7 cars; there is also parking permits available should new owners require them. Vehicular access is via a gated block paved driveway leading to a garage at the rear of the property. There is a private area of garden which is well-maintained with a patio area. The house benefits from external lighting to the front and side of the subjects.
The business benefits from mains electricity, gas, water and drainage plus gas-fired central heating; a new boiler was installed in 2016. The apartment has a separate boiler. The property has an integral fire alarm system and is fire compliant. The building is mainly double glazed. Wi-Fi is available throughout. The business operates with CCTV cameras covering 4 areas to assist with service levels.