Offers Over 330,000 (Freehold) Bosta Bed & Breakfast 27 Glenurquhart Road, Inverness, IV3 5NZ

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1 Offers Over 330,000 (Freehold) Bosta Bed & Breakfast 27 Glenurquhart Road, Inverness, IV3 5NZ

2 A substantial Victorian bed and breakfast set within the ever-popular city of Inverness Easy-to-operate potential "home and income" lifestyle business opportunity, enjoying a restricted trading pattern of 3 to 4 months per year and trading just 3 rooms at a time Prominent trading location on a major arterial route, in the capital of the Highlands with ease of access to a wide range of facilities and amenities Includes 7 bedrooms, 5 bathrooms and 2 public rooms plus a log cabin in the garden grounds Drive through entrance with off-road parking plus public parking close-by

3 DESCRIPTION Bosta Bed and Breakfast has an attractive late-victorian facade dating from c1900. This property has a substantial footprint and should be considered as a mustview option for anyone wishing to own a large property with strong business potential in a popular area of Inverness. The property is presented in fair condition throughout but offers new owners the opportunity to develop a sound trading entity whilst having a spacious home. The property offers a mix of accommodation; 7 bedrooms, 5 bath / shower rooms, 3 lounges / dining room plus a log cabin in the garden. All letting accommodation is presented to a sound level and new owners will wish to stamp their own personality on the business aspects. This property offers a superb home and income earning proposition at an affordable entry level. TRADE Trading from a most prominent location, the business operates as a 3-bedroom guest house driving trade from the many holiday makers who visit Inverness and the surrounding areas. Tourism is a key income stream of trade for many B&B's in Inverness. The area attracts a high level of visitors who wish to 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. Bosta trades only 3 months of the year through personal choice due to family circumstances. However, there is capacity to trade year-round as demand for accommodation from visitors and business-to-business related activity remains steady. The current owners utilise VisitScotland only to promote their business and do not have a bespoke website. The location and stature of the building is such that it is easy to locate for those who have booked and for the casual passer-by seeking accommodation. The business is well-signposted and there remains some scope for new owners to develop trade significantly should they wish to do so.

4 REASON FOR SALE The present owners purchased Bosta in August 2007 and have enjoyed their time operating a small guest house to suit their own personal circumstances. However, due to the need to relocate as a consequence of family health reasons, this potentially superb business and home is presented to the market. LOCATION The centre of Inverness is but a few minutes' walk from the guest house and ideally situated for those either visiting nearby shops, restaurants etc. or working in the City. Inverness has extensive facilities for visitors boasting numerous 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 Whether it is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. Inverness is a vibrant and growing City and with such expansion comes many opportunities in both commerce and social activities. Such growth benefits established hospitality businesses and ensures a year-round trade. Inverness is also a popular city in which to live with a vibrant cultural offering and the presence of many social and entertainment venues closeby. The city also has excellent communications links (bus and rail station, with the airport 15 minutes' drive away). Schooling in Inverness is plentiful plus UHI provides a wide-range of tertiary level courses. The welfare amenities in Inverness are also excellent with a major hospital plus many outreach services. THE PROPERTY The original aspects are of traditional stone construction under a pitched slate roof with more modern extensions to the rear. The original subjects were built c1900 and we understand the extension to the owners accommodation was completed around Bosta Bed and Breakfast is a substantial detached villa. The property is deceptively spacious with accommodation being laid out across two floors.

5 ACCOMMODATION Entry to the property is via a substantial partially glazed outer door which leads into a vestibule and thereafter, through an inner door, is a spacious reception lounge with gas fire and tiled hearth. The hallway exudes a degree of character and charm reflected throughout the property. To the right of the reception lounge is a spacious and bright guest dining room which is set to 3 tables of 4. This attractive room has a feature gas fireplace. Off the kitchen is a guest lounge which the current owners are utilising as their personal bedroom. There is a separate W.C. off the hallway plus under-stair storage. On the ground floor is a small kitchenette area which guests are permitted to use. BEDROOMS In total the guest house has 7 spacious bedrooms (2 ensuite). Four rooms are located on the first floor and 3 on the ground floor. The ground floor rooms are ideal for less able guests. All en-suites offer smart facilities. The letting rooms are equipped with tea & coffee making facilities, television etc. All rooms are presented to a good standard but new owners may wish to refresh them as part of putting their own personalities on the business; they are configured as follows: First Floor Bedroom 1 - Family (double and single) with en-suite shower room Bedroom 2 - Twin with shared facilities Bedroom 3 - Triple bedroom with wash-hand basin and shared facilities Bedroom 4 - Double room with shared facilities Ground Floor Bedroom 6 - Family (double and single) with en-suite shower room Bedroom 7 - Twin with shared facilities Bedroom 8 - Single with shared facilities There are 3 guest showers; 2 on the first floor and one on the ground floor which are utilised by the non-en-suite rooms.

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7 OWNERS ACCOMMODATION The owners currently utilise the guest lounge as a bedroom but there is scope to use one or more of the bedrooms depending on family requirements. There is a well-appointed kitchen with wall and floor-mounted units also benefitting from a gas cooker and other fitted appliances. Off the kitchen is a utility area with washing machine and W.C. There is a room on the first floor which previously has been used as an office. GROUNDS With good signage, Bosta is a substantial property benefitting from a strong trading location in the City of Inverness with an attractive stone wall to the front aspects. The main building has a prominent facade and offers easy access with a gravel in/out driveway with parking to the side of the building leading to a fenced garden. The rear aspects are set to an enclosed spacious garden mainly laid to lawn with areas of cultivated ground plus mature apple and plum trees. There are two drying stations set on the lawn. There is a large log cabin style summerhouse (extending to around 30 x 30 feet) which is used for general storage but would make an attractive amenity space. Internally there is adequate storage with a linen store and a large storeroom on the first floor. There is off-road parking within the subjects but also public parking close-by.

8 SERVICES The property benefits from mains electricity, gas, water and drainage. Central heating and hot water is gas fired; bedroom heating is free-standing radiators. Heating is supplemented with gas fires in the reception lounge and dining room. The owners accommodation and the garden cottage benefit from underfloor heating. The property has a domestic rated fire alarm system. The property has Wi-Fi throughout. The building has a mix of double and single glazing. TRADE This business is being sold as a non-trading entity due to the low turnover and therefore no accounts will be provided. The selling agents ASG Commercial Ltd can introduce a Financial Advisor who will be able to source projection-led finance, depending on personal circumstances. WEBSITE Bosta Bed and Breakfast does not have a bespoke website and this could be a development aspect of the business going forward.

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10 EPC RATING The business has an Energy Performance Certificate rating of tbc. HOME REPORT This property has a Home Report which is available to purchasers and could assist with funding where the new owners are seeking a residential mortgage. RATES / COUNCIL TAX The trading elements of the business have a Rateable value of 7,975 (April 2017) benefitting from a 100% discount under the Small Business Bonus Scheme with a net Liability of zero. The residential aspects are Band B. PRICE Offers over 330,000 are invited for the heritable property complete with trade contents (according to inventory), excluding personal items. Stock at valuation. 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: M: (Paul Hart) E: info@asgcommercial.co.uk W: 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 GUESTHOUSES LICENSED RETAIL OFFICES INDUSTRIAL UNITS 17 Kenneth Street Inverness IV3 5NR Telephone