Offers Over 870,000 (Freehold) BLACK ISLE SELF CATERING HOLIDAY COMPLEX, HILLOCKHEAD, ROSS-SHIRE, IV10 8SL

Offers Over 870,000 (Freehold) BLACK ISLE SELF CATERING HOLIDAY COMPLEX, HILLOCKHEAD, ROSS-SHIRE, IV10 8SL

Attractive business trading successfully providing an excellent lifestyle business opportunity with potential to expand trade further 8 self-catering properties each with their own character and sleeping between 1 and 9, situated amid woodland glens and grazing land Idyllic setting with access to Hillockhead beach and stunning views overlooking the Moray Firth Comprises even modern and wellpresented cottages and flats, and three bedroom owners house or further letting property Includes games room and ancillary areas with possibility of converting to offices or further accommodation, ample parking

DESCRIPTION Hillockhead self-catering holiday cottages is a well-established holiday letting business located in a rural setting in the heart of the Black Isle. This popular and attractive business is presented to a high standard, enjoys consistent trading levels and generates a good level of income. The bookings come from both repeat business and significant new business which is generated through Hillockhead Cottages own website as well as from other tourist sites such as Undiscovered Scotland, Walk Highlands, etc. There could certainly be scope to use other agencies such as booking.com, to generate more business should new owners wish to develop the business further. The cottages are available year round. The site is well laid out, and a private entry leads into the gravel parking area. At the end of the short drive is the Farmhouse this property is a four bedroom traditional property which sleeps up to nine guests. The drive sweeps round to the left where the two buildings housing the remaining 7 cottages are located. The Longhouse with its three cottages named Juniper, Rowan and Chanonry Cottage, offer panoramic sea views overlooking the Moray Firth. The Steading, which is a 150 year old sandstone steading also enjoys good views from the four cottages/flats situated there, which are named Dolphin, Pines, Swallow and Stables Cottage, two of which have access to an external balcony. The cottages enjoy an elevated position, on level ground, with open countryside. There is a gravel drive and ample parking. The surrounding lawns are spacious and offer a large area for outdoor activities. The site is generally well maintained. Although similar each unit has a distinct design, and are often requested by name by repeat clients. Each unit has ample parking and surrounding amenity ground and some offer a veranda, or patio area which allows guests to relax and take in the glorious open views. The cottages are similarly furnished and decorated to a modern standard, offering a good degree of comfort. All units are maintained both inside and out and there is evidence that the vendors consistently reinvest in the business infrastructure. The standardization of the lodges makes for ease of business operation being less labour intensive than Guesthouses or Hotels which require to be maintained on a daily basis. The cottages are serviced on the changeover days which are normally once a week. This reduces the workload, laundry and management time compared to serviced accommodation. The vendors have been operating the site since 2003 and it is their wish to downsize and concentrate on other interests which has brought this very attractive business to the market. LOCATION Hillockhead Farm Cottages is located near the villages of Rosemarkie and Fortrose, on the Black Isle in Ross-shire. The villages are full of charm and character and are appealing residential villages, with a wide range of services and good schools. They are within commuting distance of Inverness, the Highland Capital, which offers all the facilities and amenities associated with city living including excellent air, rail and road transport links. The villages are also a popular tourist area in their own right with B&Bs/holiday accommodation, local amenities, a village hall and the Fortrose and Rosemarkie Golf Club close-by. There are a number of other quality golf courses in the area. In and around The Black Isle there are plenty of activities for both locals and tourists alike to engage in. Boat trips operate from the local harbors, taking visitors to see the dolphins in the inner Moray Firth. At Chanonry Point many locals and tourists alike gather to watch the dolphins often seen here. Other activities within the immediate area include walking, fishing and nature watching. Loch Ness and its associated castles are only a short drive away and the West Coast is a 50 minute drive. The Black Isle Show is a large agricultural show held each August which brings an abundance of visitors to the area. A further attraction to the region is the distilleries such as Glen Ord Distillery, Dalmore Distillery and Glenmorangie Distillery; these distilleries have visitor centres providing guided tours. Locally both the Black Isle Wildlife Park and Black Isle Brewery are also main attractions for visitors. The Steading Farmhouse The Long House

THE COTTAGES - THE FARMHOUSE SLEEPS 9 Ground Floor Kitchen and Dining Room with a good sized separate lounge. Kitchen is well equipped with dishwasher, washing machine and dryer. Ground Floor Double en-suite bedroom and an attic bedroom accessed via a spiral staircase. First Floor - Master bedroom with ensuite and a family bedroom sleeping 4 with adjacent shower room. Stunning views

THE COTTAGES - THE LONGHOUSE THREE COTTAGES: ROWAN COTTAGE SLEEPS 6 Ground Floor Open plan kitchen/dining/living area, well equipped kitchen including washing machine, dryer, dishwasher etc. Bathroom with bath and shower. One double bedroom. First Floor Large family bedroom, one double and two singles, sleeps 4. Stunning views.

JUNIPER COTTAGE - SLEEPS 5 Ground Floor Open plan kitchen/dining/living area, well equipped kitchen including washing machine/dryer, dishwasher etc. Bathroom with bath and shower. One double bedroom. First Floor Family bedroom with three single beds plus pull out bed. Stunning views.

CHANONRY COTTAGE SLEEPS 5 Ground Floor Open plan kitchen/dining/living area, well equipped kitchen including washing machine/dryer, dishwasher etc. Bathroom with Whirlpool Bath and shower. One double bedroom. First Floor Family bedroom with three single beds, second bathroom with shower and small bath. Stunning views.

THE COTTAGES THE STEADING FOUR COTTAGES: DOLPHN COTTAGE SLEEPS 5 Ground Floor Open plan kitchen/dining area, well equipped kitchen including washing machine, dryer, dishwasher etc. Bathroom with bath and shower. Twin bedroom. Sea and countryside views. First Floor Very spacious sitting room with TV, DVD s etc, double bedroom with ensuite shower room. Large south facing balcony.

PINES COTTAGE SLEEPS 5 Ground Floor Entry into the kitchen/dining room, well equipped kitchen, laundry area with washing machine and dryer. Twin bedroom and shower room. Sea views. First Floor Sitting room with TV/DVD s etc, glass door to balcony with stunning views. Double ensuite bedroom, small single room.

THE STABLES SLEEPS 2 All on one level this unit comprises open plan living/dining room and well fitted kitchen. One double bedroom and a large characterful bath and shower. Spectacular sea views.

SWALLOW COTTAGE SLEEPS 2 All on one level this unit comprises open plan living/dining/ kitchen which is well fitted. One double bedroom and a large modern bathroom. Panoramic sea views.

RECREATION AREA There is a room in the stable building which has been fitted out for communal seating and has a supply of games, books and DVD s. RECEPTION/OWNERS ACCOMMODATION Within the stables block there is an area of under utilised space, over two floors. The ground floor is currently used partly as a recreational room and there are other storage areas on this floor. A staircase leads up to a first floor where there are two other rooms with stunning views. There is a small kitchen and plumbing for a bathroom as well as significant storage space. This could quite easily be converted to owner s accommodation with the appropriate consents. The Farmhouse is also available for occupation by owners should they desire to utilise this and let out seven cottages. GROUNDS The gravel entrance way leads into the site where the driveway splits both in front and behind the Steading building and continues round to the Longhouse, and past the Farmhouse It is possible to park outside the individual units of the Steading and close to The Longhouse. There is an area of lawn to the left of the Steading as well as a large area in front of the Longhouse. A path leads to the beach. DEVELOPMENT Over development would reduce the attractiveness of the site, however there may be the potential for small development subject to the relevant permissions. The recreation area within the Steadings building along with the various other unused rooms in that part of the building could certainly be developed subject to planning consent. There is a section 75 in place which prohibits the individual sale of the buildings. SERVICES There is a mix of oil central heating, and mains electrical heating. The Steadings building is all electric with storage heaters. TRADE The holiday cottages trade profitably and currently trade over the VAT threshold as there are currently 8 cottages let out. Should owners so wish trade could be restricted by using the Farmhouse as owners accommodation or by operating a slightly shorter season. Full accounting records will be made available to seriously interested parties. WEBSITE www.hillock-head.co.uk PRICE Offers over 870,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory). FINANCE & LEGAL SERVICES ASG Commercial is in touch with several lenders who provide specialist finance to the hospitality trade. Paul Hart (Director Commercial Sales) 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. DIRECTIONS On leaving the village of Rosemarkie heading towards Cromarty the road crosses a stream over a bridge and begins to climb. Take the first sign posted right turn to Eathie. After about 1 and half mile or 2km, you will pass Flowerburn on your left and two gatepost signs for Easter Balmungie on your right. The entrance to Hillockhead is on your right and has a wooden sign. VIEWING All appointments to view must be made through the vendors selling agents: ASG Commercial 17 Kenneth Street Inverness IV3 5NR Tel: 01463 714757 Mob: 07799896931 E-mail: info@asgcommercial.co.uk OFFERS All offers should be submitted in writing to ASG Commercial with whom purchasers should register their interest if they wish to be advised of a Closing Date if one is set. HOTELS GUESTHOUSES LICENSED RETAIL OFFICES INDUSTRIAL UNITS 17 Kenneth Street Inverness IV3 5NR Telephone 01463 714757 EPC RATING EPC Certificates are available for all the properties individually and are rated G. www.bedandbreakfastsales.co.uk