Boath House Nairn, Inverness-Shire

Boath House Nairn, Inverness-shire

Nairn 3 miles, Inverness Airport 11 miles, Aberdeen 85 miles (All mileages are approximate) A stunning boutique country guest house situated on the Moray coast.

A grade A-listed Georgian house with 4 principal reception rooms, 7 bedroom suites and ancillary accommodation.

Two luxury 1-bedroom cottages

Award winning Kale Yard Café with garden shop

An exquisite walled garden with orchard and herbaceous borders

Ornamental lake stocked with trout and bog garden

Wildflower meadow and mature woodland

An additional 5-bedroom house and 2 acre field available separately

For sale as a whole About 16.61 acres

Edinburgh Hotels Department Tom Stewart-Moore Josh Aspland-Robinson 80 Queen Street 55 Baker Street Edinburgh, EH2 4NF London, W1U 8AN Tel: 0131 222 9600 Tel: 0207 861 1082 [email protected] [email protected]

knightfrank.co.uk Situation Boath House is situated on the beautiful Moray Firth Coast, There is primary and secondary schooling, with just 3 miles east of Nairn and only 11 miles from Inverness Gordonstoun Independent School only half an hour's airport. drive away. The vibrant coastal town of Nairn is a popular holiday The city of Inverness is only 18 miles away and has all destination and has a good selection of local services the facilities expected of the Highland’s capital including including a range of shops, art gallery, two museums, cafes supermarkets, retail parks, cultural and medical facilities. and restaurants. There are recreational facilities including a There is a train station with regular services to Aberdeen, sports centre, swimming pool, cricket pitch, tennis club and Perth and Edinburgh, together with a sleeper to London. riding centre. The harbour is a focal point of the town and is Inverness airport offers regular flights to London, Bristol, home to a small fishing fleet, marina and sailing club. Manchester, Birmingham and other UK and European destinations.

The surrounding area has plenty of sporting opportunities with superb salmon and sea trout fishing on the Rivers Nairn, Findhorn and Spey. Driven grouse and pheasant shooting are available to rent on surrounding estates. The beautiful Spey valley with its whisky trail and skiing at the Lecht in the Eastern Cairngorms is only 40 miles away. Additionaly, the Cairngorms are less than 30 miles away. The surrounding coastline has many sandy beaches including Findhorn Bay and the Moray Firth offers sailing, windsurfing, sea angling and dolphin watching. For the golfer, there are two championship courses at Nairn which is within an hour’s drive, together with Castle Stuart Golf links and further afield at Royal Dornoch.

Historical Note Boath House succeeds “the great stone house” mentioned in a court circular of the time of Mary Queen of Scots. It has been described as the most beautiful Regency House in Scotland and was built by Archibald Simpson of Aberdeen, whose portrait hangs in the house. Simpson was regarded as being head and shoulders above the men of his time, and by some as an architectural genius. It was on the rising ground in front of the house on a misty morning in 1645, that part of the Montrose’s Royalist force awaited the Covenanting army commanded by the Duke of Argyll. At that time there was a tower dating back to the mid 1500s and it is said that the army camped in the grounds at a site which is now outside the bottom of the walled garden. The house was built for Sir James Dunbar, and the family retained it until 1923. It passed through various hands and unfortunately into a state of disrepair in the early 90s, at which time Don and Wendy bought and restored the magnificent building to something approaching its original splendour. An interesting dovecote, contemporary with the old house, still stands today in the nearby village of Auldearn, and is maintained by the National Trust for Scotland. The garden also dates back to earlier times and has been restored to almost its original “kitchen gardens” status providing the property now with vegetables and herbs for the kitchen, as was customary in bygone days.

Historic Scotland’s Garden Society were able to provide details of the layout of much of the original walled garden and over the years the current owners have rebuilt the plot from scratch.

Description Boath House is an elegant boutique guest house and residential estate extending to about 16.61 acres and situated on the Moray coast. The house has accommodation over three storeys and includes five principal reception rooms, seven bedroom suites and ancillary accommodation with an award winning restaurant. There are two 1 bedroom luxurious cottages within the grounds. The main house is surrounded by landscaped gardens. The Kale Yard café and shop was constructed and opened within the walled garden in 2018. The gardens include an orchard, kitchen garden, ornamental pond, bog garden and mature woodland. The current owners have been running the property for the last 25 years as a luxury boutique guest house and exclusive use venue, together with the restaurant, garden café and shop. The owners have invested a lot of capital taking it from a ruin, to where it is today. The sale offers the opportunity to purchase a successful trading business or alternatively it could be purchased as a wonderful private residential estate. Boath House Boath house is approached off the main road via a private driveway with a gravel sweep to the front. The house is entered via a tetrastyle Ionic portico. The house has been sympathetically restored to an extremely high standard throughout. The reception rooms are generously proportioned and features include the oval dining room with three large sash-and-case windows. Each of the 9 bedroom suites (including cottages) have been tastefully decorated, all with their own individual style. The accommodation is over three storeys as follows: Ground floor: entrance hall, drawing room, bar, office, kitchen, oval dining room, private dining room, lounge and W.C First floor: landing and five bedroom suites Basement: two further bedroom suites, wine cellars, stores, two further bedrooms, sitting room, bathroom and utility room. Approximate Gross Internal Floor Area 10802 Sq Ft - 1003.51 Sq M (Including Cellar) This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars.

Store Bathroom Utility Private Dining Room Dining 17'5'' x 9'6'' Dining Room/ Bedroom 3 Bedroom 7 5.30 x 2.90m Room Lounge 24'3'' x 18'1'' 21'4'' x 11'10'' 7.40 x 5.50m Suite 1 26'3'' x 18'1'' 21' x 13'9'' Bedroom 4 6.50 x 3.60m 20'8'' x 13'5'' 8.00 x 5.50m 6.40 x 4.20m 21'4'' x 17'9'' 6.50 x 5.40m Ensuite WM WM 6.30 x 4.10m Bathroom Cellar B

Kitchen Ensuite Kitchen Shower 21' x 16'5'' Room 6.40 x 5.00m Living Room WC Ensuite 16'5'' x 13'1'' Bathroom 5.00 x 4.00m Ensuite WC Bathroom

Cellar Ensuite Shower Drawing Bar Room Vestibule Room 17'1'' x 12'2'' Bedroom 1 25'7'' x 17'1'' Bedroom 5 5.20 x 3.70m 17'1'' x 14'1'' 7.80 x 5.20m 16'9'' x 12'6'' Dry 5.10 x 3.80m Bedroom 2 5.20 x 4.30m Goods Office 14'3'' x 12'2'' Wine Cellar Ensuite Suite 2 12'6'' x 9'2'' Store Bedroom 6 Shower 18'1'' x 10'6'' Cellar Ensuite 4.35 x 3.70m 11'10'' x 8'10'' 11'2'' x 10'10'' 12'2'' x 11'2'' 3.80 x 2.80m Bathroom 3.70 x 3.40m Room 5.50 x 3.20m 3.60 x 2.70m 3.40 x 3.30m Bathroom

Basement Store Bathroom Utility Private Dining Room Dining 17'5'' x 9'6'' Dining Room/ Bedroom 3 Bedroom 7 5.30 x 2.90m Room Lounge 24'3'' x 18'1'' 21'4'' x 11'10'' 7.40 x 5.50m Suite 1 26'3'' x 18'1'' 21' x 13'9'' Bedroom 4 6.50 x 3.60m 20'8'' x 13'5'' 8.00 x 5.50m 6.40 x 4.20m 21'4'' x 17'9'' 6.50 x 5.40m Ensuite WM WM 6.30 x 4.10m Bathroom Cellar B

Kitchen Ensuite Kitchen Shower 21' x 16'5'' Room 6.40 x 5.00m Living Room WC Ensuite 16'5'' x 13'1'' Bathroom 5.00 x 4.00m Ensuite WC Bathroom

Ground Floor First Floor Additional houses Approximate Gross Internal Floor Area 389.24 Sq Ft - 36.16 Sq M Within the garden policies, there are two further houses as This plan is for guidance only and must not be relied upon follows: as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars. Apple Cottage Living Bedroom 1 Room Nestled in the heart of the walled garden, this charming 14'5'' x 13'1'' 14'1'' x 12'6'' 4.40 x 4.00m former bothy offers self-catered luxury. The 400 year old 4.30 x 3.80m cottage has accommodation as follows: Sitting room (with wood burning stove), kitchen, bedroom Bedroom 1 Living and shower room. Ensuite 10'11'' x 8'6'' Kitchen Room Shower The cottage has wonderful views overlooking the 3.3 x 2.6m 10'11'' x 7'3'' 11'6'' x 12'6'' Room 3.5 x 3.8m surrounding walled garden. 3.3 x 2.2m Ensuite Bathroom

Ground Floor Meikle Cottage Situated within the woodland, the original Gamekeeper’s bothy again offers luxury self-catered accommodation. The accommodation is as follows: Sitting room (with wood burning stove), bedroom with en suite bathroom and separate shower. There is a private garden area with patio.

Approximate Gross Internal Floor Area 389.24 Sq Ft - 36.16 Sq M This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars.

Living Bedroom 1 Room 14'5'' x 13'1'' 14'1'' x 12'6'' 4.40 x 4.00m 4.30 x 3.80m

Bedroom 1 Living Ensuite 10'11'' x 8'6'' Kitchen Room Shower 3.3 x 2.6m 10'11'' x 7'3'' 11'6'' x 12'6'' Room 3.5 x 3.8m 3.3 x 2.2m Ensuite Bathroom Ground Floor Kale Yard Café Garden Shop Constructed and opened in 2018, this rustic building fits Next to the café is a garden shop offering a curated small into the surrounds of the walled garden. The café features shop of artisanal garden and home artefacts both vintage a wood-fired oven with seating indoors and outdoors and is and new. It includes various seasonal plants which are open to the public from Wednesday to Sunday serving exhibited around the gardens. lunch and dinner. The Kale Yard Café has recently won "Best Eatery" in the Highlands & Islands Food and Drink Awards 2019.

Gardens Boath House is surrounded by circa 16.61 acres of lawns, wildflower meadow, woodland, streams and lake. One of the owners, Wendy Matheson , a professional garden designer, has been instrumental in the redesigning of the gardens at Boath House. The walled garden is the focal point, home to the Kale Yard café and garden shop. It also includes an orchard, vegetable potager, herb parterres and herbaceous borders. Thousands of seeds are sown in succession each year for the kitchen garden, herb garden and cut flower borders. Most of the vegetables and micro veg for the café and restaurants are grown year round in the polytunnels. There is also a 2 acre ornamental lake stocked with trout as Outbuildings well as a bog garden. The formal gardens are surrounded by Biomass and pellet storage, potting shed, workshop and two mixed mature woodland and wild flower meadow. equipment storage sheds.

Residential Schedule Property Occupancy Services Council EPC Tax Rating Boath House Business Use Central heating, biomass mains water supply and private drainage. - - E Apple Cottage Holiday Cottage Gas heating, mains water supply and private drainage. - - C Meikle Cottage Holiday Cottage Electric heating, mains water supply and private drainage. - - E Kale Yard Cafe Business Use Gas heating, mains water supply and private drainage. - - E

Directions Local Authority From Airport, take the A96 to Nairn. Continue through Nairn The Highland Council, Glenurquhart Road, Inverness, signposted 2 miles on right of A96. IV3 5NX Tel: 01349 886606

Listings / Environmental Entry Designations Entry is available by arrangement with the seller. Boath House is grade A listed by Historic Scotland. Timber and Minerals Travel Arrangements All standing and fallen timber and the mineral rights are included in the sale insofar as they are owned. Airport Inverness Tel 01667 464000 Fixtures and fittings Railway Stations Inverness and Nairn The fixtures and fittings are owned outright and are included in the sale. General Rail Information Tel: 08457 48 49 50 www.nationalrail.co.uk/stations Staff Car Hire The business operates with ten full-time members of staff Avis Tel: 0990 900500 whose employment would be transferred to a purchaser Europcar Tel: 08457 222525 under the TUPE regulations 2006. Further details are available from the selling agents. Solicitors R & R Urquhart Solicitors, Royal Bank of Scotland Buildings, Licensing 20 High Street, Nairn, IV12 4AX. Tel: 01667 453278 The business operates with all the necessary licenses. Email: [email protected] Trading Information Health and Safety Anti-Money Laundering Further details are available from the selling agents. Given the hazards of an estate we ask you to be as vigilant All offers to purchase the property (regardless of whether as possible when making your inspections, for your own the offer is on a cash basis or subject to loan funding) must The Business personal safety. be accompanied with evidence of Source of Funds. This can be in the form of a bank statement showing the purchase The guest house business is marketed through its own Viewing price, a financial reference from a bank / funding source, website (www.boath-house.com) together with booking.com. or confirmation from a solicitor that the purchaser has It is also marketed through luxuryscotland.com, “Scottish Strictly by appointment with the Selling Agents Knight Frank sufficient funds to complete the purchase. hotels of distinction”, “best loved”, “good hotel guide”, (tel: 0131 222 9600). “Scotland the best” and “Visit Scotland”. In addition, the purchaser must supply certified copies of his/her passport and confirmation of residence in terms Average room rates vary from £250 - £450 per night for bed Offers acceptable under anti money laundering (AML) legislation. and breakfast. The cottages are let mainly as rooms. Offers should be submitted in Scottish legal form to the These documents will be required for all individuals who will Guests are attracted from around the globe to stay at Boath selling agents. Prospective purchasers are advised to appear on the title once the transaction is complete. House, with world class golf courses and whisky distilleries register their interest in writing with the selling agents and a castle trail on the doorstep. It is also aided by having following inspection. Inverness airport so close by as well as rail links to the west, north and south. Boath House is the perfect exclusive use venue. They host private parties, weddings and corporate business meetings. The house has seven rooms plus two cottages offering a diversity of accommodation. The dining room can seat up to 32 guests with the new café providing additional accommodation. Accreditations • 4 AA rosettes (2006-2018) • The restaurant held 1 Michelin star from 2009-2018. At this point, the owners decided to give it back and trade without the additional costs involved. • The Good Hotel Guide of the Year 2013 • AA Scottish Hotel of the Year 2010/2011 • VisitScotland Gold Award for Exceptional Customer Care 2010 • VisitScotland Green Tourism Award • 2006 - Hotel Review Scotland - Scottish Hotel of the Year • 2013 - Good Hotel Guide - Caesar Award Hotel of the Year • 2019 - Highlands & Islands Food and Drink Awards -

"Best Eatery" This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. BoathHouse 23.7m Overseas Purchaser(s) Any offer(s) by a purchaser who is resident outwith the United Kingdom must be accompanied by a guarantee from a bank that is FB acceptable to the seller.

FB Closing date Boath Steading A closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the selling agents. The seller reserves the right to conclude a bargain for the sale of any

Totalarea= 18.5m portions of the subjects of sale ahead of a notified closing date and 16.61acres approx. FB Pond will not be obliged to accept the highest or any offer for any part of 17.6m the subjects of sale.

Pond Conditions of Sale Boath House (Hotel) 1. Title The subjects are sold under the conditions in the Title Deeds, m .8 1 2 rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given. 2. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not 22.4m attributable to the Sellers or their agents.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

Dooket Hill Date: DrawnBy: Scale: Plan Ref: MappingDepartment N Land Use: Pasture Orchard 04:11:19 TE 1:1500 @A3 Knight Frank LLP Arable Heathland RamsburyHouse, 22 High Street Game Cover Rocks /Boulders Title BoathHouse Hungerford, Berkshire, RG17 0NF W E Woodland Building (Residential) Parkland Building /Structure (Agricultural) (t) 01488 688508 Verge/Misc Gardens This Plan is published forguidance only,and although it is believed to be correctits accuracy is not guaranteed, (e)[email protected] Water Road /Track S NB:Iffield &buildingtypeare unknown-assumedpasture &residential norisitintended to form part of anycontract. ©Crown copyright and database rights 2019. LicenceNo. 100021721

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Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller's Solicitors. Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ("information") as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s)or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated November 2019. Photographs dated October 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members' names. If we use the term 'partner' when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership.If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address.