BALBLAIR HOUSE, EDDERTON, ROSS-SHIRE, IV19 1LF a S Gcommercial

BALBLAIR HOUSE, EDDERTON, ROSS-SHIRE, IV19 1LF A S GCommercial

Offers Over £540,000 (Freehold) Substantial and elegant detached Victorian villa of undoubted charm within a glorious setting close to the Dornoch Firth within the majestic Highlands of Scotland

Comprising of 13 bedrooms, 10 with modern en-suites plus excellent guest and owners facilities providing a flexible trading proposition

Exciting trading location on an established tourist trail, close to the A9 and the ever popular town of Tain

Previously operated as a guest house and as a care-home operation; the property could be used as a small hotel or splendid large extended family home

Situated in around an acre of mature and well-maintained grounds, with approved planning presenting development potential

DESCRIPTION Balblair is a traditional Victorian Highland villa dating from around the 1880s. The property has a substantial footprint, imposing façade and is set with an acre of mature private gardens. Set back from the main road (A836), the property has a tranquil setting within the peaceful village of Edderton. The traditional origins of Balblair are reflected in both the character and charm of the property. Boasting solid wood fittings, high skirting boards, picture rails, wrought iron balustrade plus some original fire places, the property would appeal to the discerning purchaser. The business benefits from 13 bedrooms in total with 10 having modern en-suites, spacious utilitarian rooms and has excellent support facilities. The present owner has, over the past 4 years invested heavily into the fabric of the building bringing it to the market in excellent condition. The configuration of the bedrooms and variety of general accommodation offer a flexibility of utilisation which allows for a range of uses subject to consents. Until June 2016 the property was operated as a care home however is now offered with vacant possession. The property would lend itself to a wide variety of uses within the hospitality or care sectors but would equally provide an excellent extended family home. The sale of Balblair offers a quality business opportunity within a highly enviable setting. There are no business accounts available with this sale as the previous business operation left no financial records. Within the spacious grounds there is some latent possibilities to develop the subjects further. The mature gardens are mainly laid to lawn but have an abundance of shrubs, bushes and trees. The current owners have leased out the property for the past 4 years and it is their desire to retire that brings this exciting property to the market. The property is offered with vacant possession. LOCATION Set in the small village of Edderton, some 4 miles from the town of Tain on the east coast of the Highlands. The village is just 3 miles from the A9, the arterial route from Thurso / John O’Groats and Inverness. Inverness is only 34 miles to the south and boasts excellent rail, bus and air communications. Edderton has its own primary school and secondary school pupils attend Tain Royal Academy. Tain is a town of some 4,000 persons but serves a much wider population. The town benefits from a wide range of shops and services and has excellent rail, bus and road links. The area is renowned as an excellent base for walking, stalking and fishing. The region has a number of excellent golf courses including the world famous Royal Dornoch. Within the wider catchment area there are a great many visitor attractions including distilleries, castles and art centres. Edderton is just off the North Coast 500 route which draws in many visitors to the area. Balblair House is ideally situated for guests wishing to visit the Northern Highlands, the West Coast and the area around Inverness including Loch Ness and Culloden Battlefield. THE PROPERTY Dating from around 1880 the property is of traditional stone construction, under a pitched slate roof, standing in its own grounds extending to about 1 acre. Access to the subjects is via a sweeping driveway directly off the A836 into well-maintained and mature garden grounds with ample parking. ACCOMMODATION The main entrance is directly opposite the parking area and accommodation comprises of: GROUND FLOOR Entrance Vestibule - Access through a UPVC door with glazed panel and glazed side panels opens into the spacious vestibule from the front garden. A side door leads into the lounge and a further door opens into the inner hallway. Lounge – This spacious and opulent room has a wide bay window to the front aspect and a further window to the side providing excellent natural lighting. An attractive feature of this room is the open fireplace with decorative tiled inset and wooden surround. Reception Hallway - The spacious and elegant hallway with its stylish and wide staircase with wrought iron banister is indicative of the character and charm of this superior property. The stairs lead to first floor accommodation. Bedroom 1 - This large double / family size room has a double fitted cupboard. Fitted with an en-suite shower room with a white suite incorporating shower cubicle, vanity wash hand basin and w.c. Bedroom 2 - Currently set for use as an office with window to the front overlooking the driveway, this room is sufficiently large to be a double room. The en-suite is set to a shower room with wash hand basin and w.c. Bathroom - This spacious bathroom is fitted with a white suite incorporating bath, double shower cubicle, wash hand basin and w.c. Bedroom 3 - Situated off an inner rear hallway, this large double room set to the side with UPVC door accessing the garden area. Incorporating an en-suite shower room with wash hand basin and w.c. Bedroom 4 - Set to the rear of the property with French doors opening into the courtyard. En-suite shower room including wash hand basin and w.c. Bedroom 5 - Single bedroom with en-suite shower room incorporating shower cubicle, wash hand basin and w.c. Bedroom 6 - Set off the side inner hallway with French doors opening to the front. Incorporating an en-suite shower room with wash hand basin and w.c. Bedroom 7 - Located off the side inner hallway with French doors opening to the front. En-suite shower room including wash hand basin and w.c. Dining Room – Spacious and stylish room set of the rear inner hallway with doors leading to the kitchen and conservatory. Conservatory - French doors and windows to the courtyard. Kitchen - Fitted with contemporary base and wall units with double stainless steel sink, drainer and wash hand basin. Double electric oven and further single oven. Integrated microwave, fridge freezer and dishwasher. Two ceramic hobs. Doors to dining room, utility room and side garden. Utility Room – Off the kitchen leading to the side of the property and fitted with stainless steel sink plus drainer and cupboard below. There is a small internal full-length cupboard plus a door leading to a further large dry goods store room. Dry Goods Store Room – spacious store with a door leading to a side vestibule and to the rear garden. Side Vestibule & Boiler Room - The vestibule is accessed via the store room and has a door gaining access to the boiler room and further door to the garden. There are two staircases leading to the first floor, one from the main hallway and the other from the side inner hallway. There is a half landing which access a laundry room (4.36m x 2.45m – 3.38m approx.). The stairs then continue up to the first floor. FIRST FLOOR Bedroom 8 - Double room with en-suite incorporating shower cubicle, wash hand basin and w.c. Bedroom 9 - This spacious room is currently set up as a first floor meeting room with wide bay window to the front and further window to the side. Bedroom 10 - Currently set up as a staff room, this attractive room has an open fire with wooden surround. Shower Room - Large general shower room with white suite incorporating shower cubicle, wash hand basin and w.c. Bedroom 11 - Currently set up as a sitting room with open fireplace and windows to front and side. Bedroom 12 - Double room with window to side. En-suite shower room with wash hand basin and w.c. Bedroom 13 - Double room (numbered as room 14) with window overlooking the courtyard. En-suite shower room with wash hand basin and w.c. GROUNDS The grounds are maintained to a good standard and the subjects extend to c1 acre. To the side of the property is a private patio courtyard area. There are numerous out buildings. There is car parking for approximately 15 cars. DEVELOPMENT POTENTIAL The property has outline planning permission for a further 6 bedrooms and 2 sitting rooms, should a larger property be required. SERVICES The property benefits from mains electricity and water, with private drainage. The subjects have oil fired central heating and hot water. The premises is fire compliant as at July 2016. The house has a security and CCTV system. The property is double glazed. TRADE There are no trading figures for this property / business. PRICE Offers Over £540,000 are invited for the heritable property complete with trade contents (according to inventory) and floor coverings. DIRECTIONS From Inverness follow the A9 north signposted Wick & Thurso. After passing Tain you will reach the Dornoch Bridge roundabout, at this point take the A836 signposted Ardgay (first exit). Edderton is approximately 2.5 miles along this road and Balblair is situated on the left hand side towards the end of the village. See the map enclosed. EPC RATING The EPC rating of the property is ‘tbc’. RATEABLE VALUE The rateable value of the property is £33,250 with a net liability to be paid of £16,093. Full details can be found on www.saa. gov.uk. FINANCE & LEGAL SERVICES ASG Commercial Ltd 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 to include conveyancing and licence transfers. VIEWING All appointments to view must be made through the vendors selling agents: ASG Commercial Ltd York House 20 Church Street Inverness IV1 1ED Tel: 01463 714757 A Mob: 07799896931 (Paul Hart) Mob: 075577785879 (Jackie MacGregor) E: [email protected] Web: www.asgcommercial.co.uk S OFFERS All offers should be submitted in writing to ASG Commercial Ltd with whom purchaser GCommercial Hotels Guesthouses Licensed Retail Offices Industrial Units

York House 20 Church Street Inverness Telephone 01463 714757