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Invergarry Hotel FOR SALE HOTEL + LEISURE • Characterful Highland Hotel in a • 14 bedrooms, bar/brasserie, dining Invergarry Hotel prominent roadside tourist location room, staff rooms, 2x three-bed Invergarry, Inverness-shire, PH35 4HJ • Superbly positioned at the meeting of detached houses, 8 acres the “Great Glen Road” and “Road to the • Valuable planning consent for 12 bed Isles” annexe and additional accommodation Offers around £1,850,000 • Established profitable business – t/o Feuhold over £800,000 (net) Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk Situation The Property The adage of location is often overused but nothing could be truer than when referencing the Invergarry Hotel. The original Inn at Invergarry was developed in the 1880’s by With its superb Central Highlands location, the Invergarry Hotel is eye-catchingly sited close to the junction of two MacDonnel, the Laird of Invergarry, to improve the amenities at principal Highland road routes – the main A82 Fort William to Inverness “Great Glen Road” and the main A87 “Road the small Inn at the bridge – a former drover’s halt and staging to the Isles”. These two major roads, used by the hordes of tourists visiting the Highlands, are also essential for post. The appealing traditional façade of the property has the necessary infrastructure commercial routes. The prominent roadside position of the Invergarry Hotel is ideally changed little over the years but the now Invergarry Hotel has located to capture business from the myriad of road travellers; as well as being an excellent base to explore the been transformed to a high standard 4-star Inn where quality Highlands, whether “Nessie hunting” at nearby Loch Ness, or visiting the many areas of aesthetic beauty all within of service and facilities is offered in very comfortable and easy driving distance of Invergarry. relaxed surroundings. The bar/brasserie offers three different areas for informal F+B activities; whilst there is a separate dining room for breakfast and dining. The attractively decorated and furnished bedrooms provide a good range of suitable accommodation, including a 2-bed family suite. The inclusion of the two separate detached 3-bedroom houses (Lime Tree Cottage and Oak Hill Lodge) add to the appeal of the Invergarry Hotel with this provision of excellent accommodation for family proprietors. Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk Planning consent has been granted for two developments Hotel Accommodation Summary Separate Houses – a 12-bedroom annexe, all with southerly aspect, and • Entrance hall with reception counter and office behind Lime Tree Cottage - lounge, kitchen/diner, utility room, 3 a multi-purpose accommodation block with seven rooms • Bar / Brasserie (66) in three areas x double bedrooms (one ensuite), separate bathroom, and living area. There is an obvious demand for additional • Dining / breakfast room (22) garage letting accommodation in the locality and this consent • 2 lounges provides a tremendous development opportunity. • 14 letting bedrooms : Oak Hill Lodge - Ground Floor: large living/kitchen/dining 1 x 2-bedroom family suite room, study/sitting room, utility room, double bedroom, The whole property is set in over 8 acres of its own ground 2 x Superking Double Rooms separate bathroom, separate WC. First Floor: 2 double 4 x King Double / Twin Rooms which includes land alongside the River Garry. bedrooms (both ensuite) 4 x Small Double / Twin Rooms 2 x Single Rooms All rooms/suite Shower Room ensuite Land • Commercial kitchen Included within the Invergarry Hotel are over 8 acres of • Kitchen store land which includes the ground immediately around the • Beer store hotel and the houses, and the wooded area to the rear. • Wash up Plus a stretch of land along the River Garry between the • Laundry main road and the river, opposite the hotel (see site plan). • 2 staff double bedrooms + 2 shower rooms Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk Development is high and hence why the recent granting of planning consent for a 12-bedroom annexe Highland Council granted planning consent in June 2020 (Ref No. : 20/00303/FUL) for the will prove a valuable asset to the hotel. development of two separate accommodation units. Trading accounts have shown annual turnover close to £900,000 (net of VAT) but in 2019 1. Detached 12-bedroom annexe located between the hotel and Oak Hill Lodge. the hotel traded for a shorter period while refurbishment was being carried out and in 2020 there has been the Covid-19 interruption. However, it is comfortably predicted that 2. Detached accommodation block (7 rooms plus living area) located between Oak Hill the hotel will, and can, trade at levels significantly in excess of £800,000 per annum (net Lodge and Lime Tree Cottage of VAT). The development plans are available on request. Trading accounts will be made available to seriously interested parties, after they have registered their interest, and preferably after a viewing inspection of the property. Trade With the Invergarry Hotel’s strategic location, so close to Loch Ness and on the major Staff road to the Isle of Skye, the business benefits hugely from leisure trade, both passing and TUPE regulations will be applicable to all staff. destination, as well as business travellers. The facilities are excellent for food and beverage custom and of course, accommodation. The demand for accommodation in the locality Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk Premises License Energy Performance Certificate (EPC) Premises license under the Licensing (Scotland) Act 2005. Invergarry Hotel – EPC rating G. Oak Hill Lodge – EPC rating C. Services Lime Tree Cottage – EPC rating D. Mains electricity and water. Private drainage. LPG gas to the hotel. Gas fired central The Energy Performance Certificate will be provided on request. heating in the hotel. Oil fired central heating in the two houses. Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk Rates / Council Tax (1 April 2017) Price Stock and trade to be purchased at an additional price at Invergarry Hotel - £42,000 / Council Tax Band A Offers around £1,850,000 for the whole heritable valuation at date of entry. Oak Hill Lodge – Council Tax Band E properties (Invergarry Hotel, Oak Hill Lodge, Lime Tree Lime Tree Cottage – Council Tax Band E Cottage), the trade fixtures, fittings and equipment, together Exclusions with the goodwill and the business, which is to be sold Personal effects of the Vendors in the two houses and Tenure complete as a going concern. hotel. Standard industry items held under lease or lease Heritable interest / outright ownership purchase arrangements. Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk Finance / Business Mortgages Graham + Sibbald are in regular contact with specialists involved in finance/business mortgages in Scotland and we would be happy to assist with introductions if required. Viewing Strictly by appointment only to be made through Graham + Sibbald. No approach to made to the property or members of staff. Offers All offers should be submitted in Scottish Legal Terms to the sole selling agents at the address below:- Graham + Sibbald, 40 Torphichen Street, Edinburgh, EH3 8JB Email - [email protected]. LIME TREE COTTAGE OAK HILL LODGE Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk For any queries or to arrange a viewing, please contact – Alistair Letham Consultant – Hotel + Leisure [email protected] 0131 240 5311 / 07836 341710 Graham + Sibbald, 40 Torphichen Street, Edinburgh, EH3 8JB. ANTI-MONEY LAUNDERING (AML) PROCESS Under HMRC and RICS regulations and The Criminal Finances Act 2017, as property agents facilitating transactions, we are obliged to undertake AML due diligence for both the purchasers and vendors (our client) involved in a transaction. As such, personal and or detailed financial and corporate information will be required before any transaction can conclude IMPORTANT NOTICE 1. These particulars are intended as guide only. Their accuracy is not warranted or guaranteed. Intending Purchasers/Tenants should not rely on these particulars but satisfy themselves by inspection of the property. Photographs only show parts of the property which may have changed since they were taken. 2. Graham + Sibbald have no authority to give any representation other than these particulars in relation to this property. Intending Purchasers/Tenants take the property as they find it. 3. Graham + Sibbald are not authorised to enter into contracts relating to this property. These particulars are not intended to nor shall they form part of any legally enforceable contract and any contract shall only be entered into by way of an exchange of correspondence between our client’s Solicitors and Solicitors acting for the Purchaser/Tenants. 4. All plans based upon Ordnance Survey maps are reproduced with the sanction of Controller of HM Stationery. 5. A list of Partners can be obtained from any of our offices. 6. Date of Publication: August 2020 Scotland’s Leading Property Consultancy Firm Find out more at www.g-s.co.uk.
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