22 Photo

22 Photo

Restaurant/Bar with Rooms in Moray

The Old Mill Inn, Brodie, Forres, Forres, IV36 2TD, Highlands
£ 495,000 / Offers Around
Outstanding restaurant/bar with 7 letting bedrooms and spacious owners accommodation near Forres.


  • Ideally located Inn on the busy A96 corridor between Inverness and Aberdeen, serving the local community as well as custom from passing trade, operating year-round.
  • Comprises excellent and characterful restaurant bar, seating 60 covers, and two further smaller dining areas to seat a further 40 diners with outstanding support facilities.
  • 6 en-suite double and family letting bedrooms, and a further bedroom with private bathroom facilities.
  • Owner's accommodation is spacious and private comprising, lounge, small kitchen, three bedrooms and office area.
  • Iconic business providing an extensive home and income opportunity generating excellent turnover and excellent profitability.

The Old Mill Inn, Brodie is an iconic business which has an imposing frontage on the A96 Inverness to Aberdeen arterial route and is well-sign posted. This traditional Inn has a significant footprint, is well-appointed internally and has undoubted character and charm with its quintessential appeal. The subjects date back some 11O years and were originally a Corn Mill adding further allure to this impressive business venture. It is believed that the Mill was converted into an Inn about 1960. The ambience of the public areas is generated through the exposed stone walls, wooden panelling and wooden beams, coupled with the numerous stoves.

This outstanding and highly successful business trades year-round generating a very high level of income and impressive profitability. The income earning aspects of this most attractive sale can be summarised as 4 separate dining areas to seat over 100 covers and 7 quality bedrooms of which 6 are en-suite and the remaining has private facilities. The business has a strong reputation for all its service but especially its fine cuisine, offering a wide selection of choices from its various menus throughout the day and evening. The Inn also attracts custom through its specialty nights (steaks on Monday and the traditional Sunday roast lunches). These are supplemented with speciality menus for celebration days gaining a fine reputation for its functions and Christmas fayre. The kitchen utilises local produce wherever possible to bring a taste of the Highlands to their customers. The business also has traditional folk jam sessions on Sunday nights, these attract quality musicians from all over Scotland and are extremely popular with both musicians and clientele.

The Old Mill Inn operates with a full complement of staff including a full professional kitchen crew. The current owners take a fairly 'hands-off' approach with only one of the partners working generally 5 days a week. The Inn attracts a significant amount of local custom plus from further afield such as Inverness and Elgin and all points in between. The quality of fare on offer ensures that the business benefits from a high percentage of repeat trade. During the summer months the business generates extra activity from the many tourists who visit the area in large numbers. The bar offers a good range of real ales which prove popular with locals and visitors alike and has a chilled cellar to ensure the best possible delivery of keg products.

The Old Mill Inn finds itself unexpectedly back on the market. The property was due to change hands in the early part of 2018 however a change in the purchasers circumstances saw the offer withdrawn. This has resulted in the owners significantly reducing the asking price to encourage a quick sale.

The Old Mill Inn operates year round offering fine dining as well as bar meals and snacks from lunchtime to evening as well as coffees etc throughout the day. The Inn opens at 11.30 am, 7 days a week. The main income stream is generated through restaurant and bar service, with additional income from the letting of rooms. The owners have developed their business over many years making this a true turn-key operation. Clientele is derived from the many holiday makers and business people who visit along the A96, and the surrounding areas. The location and signage to the front of the building is such that it is easy to locate for those who have booked and will also catch the attention of those who are passing. The vast majority of room occupancy is booked in advance and forward bookings are always at a high level, with occupancy at 100% for most of the Summer months.

The Old Mill Inn is 3.5 miles from Forres in Moray which is situated just off the A96 and about 23 miles east of the Highland capital Inverness. A Royal Burgh since 1140, Forres is one of Scotland's oldest towns, and also one of its most attractive which is steeped in history. The area is fashionable as a residential location but is also popular with tourists. Forres makes a great base to explore the beautiful Moray Firth region which has something for everyone's taste; historical monuments, museums, castles, visitor centres, etc. The town has a long established history with whisky distilling and being on the Whisky Trail; Dallas Dhu Distillery which lies just south of the town is no longer in production but is maintained in working order by Historic Scotland. Benromach Distillery is an active distillery with a visitors ' centre and is located just off the Forres bypass. The Town has a popular 18-hole golf course plus many others within a short drive.

The Old Mill Inn benefits from trade generated through tourism; the area has a great number of camping and caravan parks, quality hotels, numerous B&B's / guest houses plus self-catering accommodation. This thriving town has a growing population with almost 15,000 inhabitants. There are plans for 200 homes to be built adjacent to the Inn. Two miles north east of Forres is Kinloss Barracks, home to 39 Engineer Regiment and RAF Lossiemouth both of which provide clientele to the Inn. Local amenities including schooling, social and welfare facilities are of an excellent standard.

This distinctive property is mainly of stone construction under a slate roof and dates from circa 1903 and reflects its Victorian origins. The property boasts comfortable guest facilities bringing together modern amenities without compromising the Inn's traditional character. The public areas are pleasantly furnished and attractively decorated, providing a wonderfully warm ambience and an element of charm seldom experienced in an Inn with such wide appeal.

The Inn's main entrance leads via a vestibule to the spacious bar area with an impressive bar counter. The attractive wood panelled bar and stove makes this a cosy environment in which to relax. The servery has a wide range of real ales and other beverages. The bar is centrally located within the main dining area which is set to a mix of fixed and free-standing furniture and can seat about 60 covers. A further two distinct dining areas (Ceilidh Room and Mill Room) both add to the truly rustic feel, providing a private dining facility for up to 22 and 24 persons respectively. The Mill Room has a feature fire place set upon an old mill-stone and has an array of booth style seating plus free-standing tables etc. With its exposed beams and decorative windows it has a truly aged feel of a by-gone era and benefits from views across the rear lawn. The Ceilidh Room also has a cosy stove plus a feature wooden floor. Also set to free-standing furniture this room is an ideal setting for a small private function.

Collectively these excellent dining facilities can cater for in excess of 100 covers generating a significant proportion of the income through food and associated sales. Off the main area are ladies and gents bathrooms; there is a designated disabled washroom.

There are 7 letting bedrooms, 5 of which are situated on the first floor and 2 on the second floor, they are configured as follows:

Room 1 - Double en-suite shower room with double aspect windows
Room 2 - Double en-suite shower room with double aspect windows
Room 3 - Family (double and single beds) en-suite shower room
Room 4 - Double en-suite shower room
Room 5 - Double en-suite shower room
Room 6 - Single en-suite shower room
Room 7 - Double room with private separate bathroom

The letting accommodation can sleep up to 14 guests. Six of the rooms are en-suite and one has private facilities, all benefit from central heating and are equipped with TV, radio/alarm plus tea/coffee making facilities. The business has internet access (Wi-Fi).

The commercial kitchen is most spacious and boasts a wide range of functional equipment, has a tiled floor and a commercial extraction unit. Off the kitchen are ancillary preparation rooms plus ample chilled and freezer storage availability. On the first floor is a supplementary kitchen and preparation room. There is a modern chilled beer cellar and a spirits store. Throughout are numerous housekeeping and general storage rooms plus a laundry. On the first floor there is a staff room and a staff washroom.

An attractive feature of this sale is the accommodation on the second floor. The current owners live in a self-contained flat, which comprises, living room, small kitchenette, bathroom and shower room, and three bedrooms. However new owners could develop this space into additional guest accommodation should they choose to or similarly use it for their own family. In addition there is a further bedroom set aside for staff/chef accommodation.

The Old Mill Inn is set within its own grounds partially laid to lawn but has a shared access off the main A96. There is external bench seating within the grasses area. A large garage provides additional external storage. Parking is available within the grounds, some of which is shared with the adjacent campsite.

The Inn benefits from mains electricity and water with private drainage to a septic tank. LPG gas is utilised for cooking and there is a bulk storage unit within the grounds. The business also benefits from 3 LPG Gas stoves; one in the main customer area, plus one each in the Ceilidh Room and Mill Room. Central heating and hot water is supplied via an oil-fired boiler throughout the property. The business is fully fire compliant and has a burglar alarm.

Old Mill Inn is a successful business trading profitably from year-round trading. Turnover for year 2017-2018 is expected to be in excess of £500,000 generating a significant net profit. Full accounting information will be made available to seriously interested parties subsequent to viewing.

Property document:
Property document:


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