Hotel/guest house for sale in Lochcarron Hotel, Wester Ross IV54

Offers over £450,000
Hotel/guest house for sale
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Property description

* Highland hotel with stunning loch-side frontage in the beautiful village of Lochcarron on the popular North Coast 500 tourist route.

* Well-established business generating a mixed income from a year-round trading model.

* Excellent turnover circa £480,000 (Net) in 2018 and strong profitability, providing an exceptional "Home and Income" opportunity.

* 12 budget letting bedrooms (11 en-suites); 6 rooms have superlative views over Loch Carron.

* Spacious owner's and staff accommodation comprising of 2 self-contained attic flats.

The Lochcarron Hotel is a substantial and traditional Highland hostelry extending a relaxed and friendly welcome to all of its customers. Situated on the shore of Loch Carron, it has an enviable trading location which is extremely popular with tourists and locals alike; the business is at the heart of the community. The building has a substantial footprint, offering 12 letting bedrooms and spacious guest areas. The owners / staff accommodation is set between 2 attic flats. The property has a strong presence within the village and benefits from a regular customer base as well as a strong tourist trade throughout the summer months.

The hotel trades 12 comfortable budget letting bedrooms and the busy restaurant complete the all-round appeal. With resident guests, casual dining, local trade and buoyant seasonal demand from tourism, the Lochcarron Hotel is certainly a successful business proposition and the combination of a profitable business and a beautiful highland setting come together in this fulfilling and rewarding lifestyle opportunity.

The hotel opens for breakfasts for residents and passing trade at 7.30 am until 9.30 am, the kitchen then reopens at 12 noon and serves food until last orders at 8.45pm. The bar itself is open every day from 11am until 1 am. The business is trading successfully within the current business model with good supporting accounts showing sound profitability. The business would certainly benefit from some investment in capital and cosmetic upgrades and new owners injecting new energy and motivation could easily bring the hotel up to the next level.

The Lochcarron Hotel is especially buoyant during the main trading season (Easter to October). There is also a demand from other business operators with workers in the area, in particular Hydro Schemes and Wave energy projects as well as sse and Scottish Salmon Farms, who are all regular users of the hotel. The North Coast 500 tourist route, which is over 500 miles of the best scenery the North Coast of Scotland has to offer, passes right through Lochcarron and the hotel is a popular overnight stop. Other events which contribute to steady income for the hotel include the Iron man triathlon, Bealach na Ba, Shieldaig to Applecross Cycle Race as well as various other cycle and sporting events. The roadside situation of the hotel lends itself to benefit from passing trade. The hotels website and repeat trade account for the majority of bookings; it is worth noting that at this time the owners do not utilise any of the main booking agencies, therefore offering scope to expand trade further, particularly in the off-season months.

Reason for sale
The present owners bought the Hotel in May 2006 and have enjoyed the rewarding and profitable lifestyle that accompanies ownership of a successful community-based business. It is now their plan to retire from the hospitality sector to pursue alternative opportunities that brings this desirable Hotel onto the market.

This property is located within the popular west coast village of Lochcarron with a prominent shore-front location. Lochcarron, being on the North Coast 500, is a popular tourist destination with many local amenities such as a grocery store, post office, medical centre and library. Leisure activities include a golf course, sailing, fishing, hill walking and climbing. The Highland capital Inverness is approximately 61 miles away and offers all city facilities including links by road, rail and air to further destinations. Primary schooling is provided in Lochcarron as well as a thriving playgroup. Secondary Education is in either Plockton which is only a 40-minute bus ride away, or some elect to attend Gairloch Secondary School, both having excellent reputations.

On the sporting side amongst other community groups there is a golf club, bowling club and sailing club. There is also a local dental practice, medical centre and a choice of shops. There is a train station at Strathcarron a few miles away. Such is the setting that most of the wildlife for which Scotland is well known is right on the doorstep. Herds of wild deer are abundant in the neighbouring hills, sharing their habitat with the fox, grouse, golden eagle, raven and peregrine falcon amongst others. In the waters immediately in front of the Hotel the otter, Atlantic salmon and numerous seabirds can be seen. The area is certainly rich in wildlife and ornithology. Geographically, Lochcarron is an excellent base from which to explore the beautiful west coast, including the Isle of Skye.

The property
The Lochcarron Hotel is a substantial property of traditional construction built circa 1800 with extensions in 1847 and 1937 and is a well-presented budget hotel. Stone built under a slate roof; the hotel has an enviable loch-side frontage with accommodation arranged over 3 levels.

Public areas
The Hotel's main entrance overlooks the Loch. Access is via an outer door leading to a vestibule thence into an inner reception area which is set to soft furnishings. Adjoining is the main dining area which leads to a sun lounge which is also set for dining. To the rear of the sun lounge is the main bar which has a traditional cosy atmosphere with a natural stone fireplace. The main servery is a wooden bar, which has a wide selection of beers, wines and spirits including about 63 single Malt Scotch Whiskies. Seating is both fixed and free-standing plus bar stools. In total, this area can accommodate in excess of 50 diners comfortably. To the rear of the main bar is the public bar which has its own separate entrance and a pool table, darts board gaming machine, cigarette machine and TV. The back-bar benefits from a wood-burning stove. Both bars have separate guest ladies and gent's bathroom facilities. In the main, the Hotel is well presented and exudes its very unique character with a bright and airy feel. A key feature of this establishment is that all public areas baring the public bar offer tremendous views across Loch Carron. Both the bar area and restaurant are conveniently located with good access off the kitchen.

Letting bedrooms
The hotel has 12 letting bedrooms which sleeps 25 guests and is configured as follows; 1 family, 2 triple, 3 double, 3 twin and 3 single. Some rooms have zip and link beds which provide a degree of flexibility in their provision. The bedrooms are appointed to a modest level and 11 rooms have en-suite facilities. Rooms have electric heating, tea/coffee making facilities and TV. The hotel is Wi-Fi enabled throughout. Six of the letting bedrooms have stunning Loch views.

Private / staff accommodation
An attractive feature of the sale are the two attic-flats for residential or staff use. These units are arranged as follows:

Flat 1: Landing, lounge, double bedroom with en-suite shower room.
Flat 2: Lounge, double bedroom and shower room.

Service areas
The hotel boasts a spacious and well-equipped commercial kitchen along with ample preparation areas complete with refrigeration and freezer units. The kitchen has an extractor unit, double fryers, microwaves, griddle and 6-ring cooker. In addition, the business is served with a wide range of storage areas plus a washing-up area, dry store and laundry. The beer cellar is located affording excellent access for deliveries and there is a secure wines and spirits store. An administrative office plus a staff toilet are located to the rear of the property. On the first floor there are linen stores.

The hotel benefits from an attractive large frontage directly overlooking Loch Carron and a substantial private parking area conveniently set beside the main road and to the sides of the hotel. A good range of bench and table type seating are set outside close to the loch side. External seating provide extra trading capacity and prove to be extremely popular, especially during the main season. There is ample external storage for tools etc. There is also a covered over outside smoking area and a beer garden with tables and chairs to the front of the property to take advantage of the views.

The property benefits from mains electricity, water supply and drainage. An lpg gas tank serves the kitchen for cooking. Hot water is provided through an oil-fired boiler. Heating is facilitated by electric storage and panel heaters. The property has a new fire alarm system and security system with external flood lighting to the front of the subjects.

Property info

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