JOPPA Rockville House, EH15 2HF.

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1 JOPPA Rockville House, EH15 2HF

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3 DETAILS: All price and viewing details are available on our website Should you wish to discuss this property or require further information, please contact Morton Fraser on: Tel: THIS PROPERTY COMPRISES A thriving hotel/restaurant situated in an idyllic coastal location Approximately four miles east of Edinburgh City Centre Two bright and spacious dining areas with stunning views A good sized bar with a south facing beer garden Five customer toilets Large kitchen Office En-suite facilities in all hotel rooms Six double bedrooms and one single bedroom An outside annexe with a bathroom Ample customer parking Private beach to the rear EPC Rating G Morton Fraser are delighted to offer on to the market this thriving licensed hotel/restaurant, which enjoys an enviable coastal location approximately four miles east of Edinburgh City Centre, with stunning views of the Forth Estuary and Portobello Beach. The historic Rockville House dates back to the 1870 s and was the private residence of Alexander Nisbet, the owner of the Joppa Salt Pans. The property is a stone built detached house which has been well maintained and thoughtfully upgraded by the existing owner and offers an excellent opportunity to run a flexible lifestyle business within picturesque and scenic surroundings. The ground floor includes; a popular restaurant with two conservatory dining areas with stunning Forth views and space for seventy two covers, a fully licensed bar with an attractive south facing beer garden, a wine and beer cellar in the basement, five customer toilets, a large kitchen with a preparation area, cooking area and space for numerous industrial sized freezers and a good sized room which is currently being utilised as an office, but which offers excellent flexibility of use. The first and second floor bedrooms all have en-suite facilities and are accessed via a grand hallway which has a large feature window and ornate cornicing. The first floor comprises; two substantial double bedrooms with breath-taking coastal views, a generously proportioned dual facing family room with an attractive focal fireplace and a further good sized family room. The accommodation concludes on the top floor with a single bedroom, a spacious double bedroom overlooking Portobello beach and a large double bedroom with panoramic views of the Forth Estuary and Fife Coast. LOCATION The property is located in the beautiful Joppa district of Edinburgh right on the banks of the Forth Estuary. Joppa is only four miles from the City Centre and is well served by a frequent bus service, with easy access to the City By-pass and Brunstane train station. There are an abundance of leisure facilities in the area including Portobello and Musselburgh Golf Courses, an excellent selection of bars and restaurants in neighbouring Portobello and Musselburgh and beautiful promenade walks along the waterfront. There are some local shops in Joppa itself, with more extensive amenities found in Portobello and Musselburgh which house a great range of specialist shops, cafes and smaller supermarkets as well as a large Tesco superstore. The catchment schools for Rockville House are Towerbank Primary School, St John s RC Primary School, Portobello High School and Holy Rood RC High School. EXTERIOR There is an attractive south facing beer garden to the front of the property and ample offstreet customer parking. To the rear is a good sized annexe which comprises a spacious double bedroom with an en-suite bathroom. A gate provides access to a private pebbled beach area which is owned by Rockville House.

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8 12'3'' x 9'3'' 3.73 x 2.82m Rockville Hotel, Joppa Pans, EH15 2HF Approx. Gross Internal Area 5154 Sq Ft Sq M For identification only. Not to scale. Square Foot Media 2013 Shower To Beach Dining 19'7'' x 18'10'' 5.97 x 5.74m Kitchen 15'8'' x 10'11'' 4.78 x 3.33m Preparation Kitchen 13'2'' x 11'11'' 4.01 x 3.63m Male Toilet Hall Dining 26'4'' x 16'2'' 8.03 x 4.93m Larder/ 16'6'' x 12'3'' 5.03 x 3.73m Office 13' x 12'8'' 3.96 x 3.86m Bar 16'7'' x 13'11'' 5.05 x 4.24m Lounge 20'8'' x 12'4'' 6.30 x 3.76m Vestibule Ground Floor Cellar 11'6'' x 11'4'' 3.51 x 3.45m 12'3'' x 12' 3.73 x 3.66m 12'1'' x 11'9'' 3.68 x 3.58m Eaves Storage 13'10'' x 10'1'' 4.22 x 3.07m Ensuite Shower Eaves Storage Cellar Ensuite Ensuite Bathroom Bathroom 14'7'' x 11'11'' 4.44 x 3.63m Landing Ensuite Ensuite Shower Shower 16'8'' x 13'6'' 5.08 x 4.11m Ensuite Ensuite Bathroom Shower 14'2'' x 8'5'' 4.32 x 2.57m Eaves Storage 11'9'' x 7'8'' 3.58 x 2.34m Eaves Storage First Floor Second Floor MORTON FRASER LLP Quartermile Two, 2 Lister Square, Edinburgh EH3 9GL Tel: Interested parties: (a) Should contact Morton Fraser Property if they have any specific queries about the property or the property schedule, particularly if they intend to travel long distances to view. (b) Should not assume that any planning permission, building warrants, completion certificates or other consents have been obtained for alterations, replacement windows or changes of use and they should verify the position before offering. (c) Are advised to note their interest with Morton Fraser Property as soon as possible so that they may be informed if a closing date is set or if there is a change in the selling circumstances. Noting interest does not place any obligation on our client to set a closing date or give every noted interest the opportunity to offer. No responsibility will be accepted for expenses incurred by parties who have noted interest but do not get an opportunity to offer. (d) Should note that no responsibility can be accepted for any expenses incurred travelling to properties which have been sold or withdrawn. 2. Although it is our clients intention to sell the property they are not bound to accept the highest offer, or any offer, or in the event of competing interest, to set a closing date.