* Lovely Bed and Breakfast within 5 minute walk of Inverness city centre.
* Easy - to - operate business model producing good turnover and profitability from year - round trade.
* Outstanding “home and income” lifestyle opportunity within a truly immaculate property.
* 6 outstanding en - suite letting rooms and a 2 bed bothy with light and spacious public rooms.
* Highly attractive owners accommodation with off - road parking.
**Description**
Acorn Guest House is a very attractive detached property enjoying an excellent
trading location close to Inverness City centre. In addition, the business is
set in an extremely quite location just off the main Fort William to Inverness
route (A82), a major thoroughfare through Inverness, affording excellent
accessibility for guests. The business is a 5 minute walk from the city centre
which offers excellent amenities, shops and restaurants. This property has
been extensively upgraded and maintained by the vendors and must be viewed to
fully appreciate its desirability. Operating as a bed and breakfast, Acorn
Guest House offers a traditional Highland welcome, where the owners make every
effort to ensure the comfort of their guests as supported by the impressive
Trip Advisor scores and reviews. The six comfortable en - suite letting bedrooms
combine with the attractive dining room, residents lounge and owners
accommodation to form a highly desirable “home and income” lifestyle
opportunity. Immaculately presented, the business is in truly walk - in
condition.
The present owners bought Acorn Guest House in 2018 and have enjoyed a
rewarding stewardship of the business. It is a planned retirement from the
hospitality sector that brings this property and excellent business
opportunity onto the market.
**Business operation**
The business currently trades under the VAT threshold through choice utilising
portal websites and their own website to generate trade. The Guest House also
has a high number of business guests who generate a high degree of repeat
trade. There are 6 letting bedrooms which drive trade from the many holiday
makers and business people who visit Inverness and the surrounding areas. The
location and stature of the building is such that it is easy to locate for
those who have booked via the internet and for the casual passer - by seeking
accommodation. The business is well - signposted and is supported by a modern
website.
The present business operation employs staff as one of the partners works
full - time; however, new owners who wished to displace the existing staff could
generate a higher profitability.
**Location**
Acorn Guest House is ideally situated, only a short walk from Inverness City
centre and so is highly convenient for guests wishing to take advantage of the
nearby amenities, shops and restaurants. The city has extensive facilities for
visitors boasting two golf courses, an excellent indoor swimming complex,
cinema, bowling and many opportunities to enjoy evening entertainment at a
range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers
a taste of Scotlands medieval past while Culloden Battlefield and Visitor
Centre are most popular attractions with both UK and overseas visitors.
Whether it is a Whisky Trail, a boat trip on Loch Ness or a visit to one of
the many accessible Scottish castles (including Inverness Castle), the
property is an ideal base to explore the many visitor destinations within easy
reach of the City. The City of Inverness is a vibrant centre of tourism and
commerce presenting many opportunities for expanding this established
hospitality business.
**The property**
Acorn Guest House is an attractive detached villa, of stone construction under
a slate roof. Accommodation is laid out on the ground and first floors and the
subjects are fully double glazed. The property is presented in excellent
condition throughout and has been well - maintained over the years. The building
has many attractive features including intricate cornicing, attractive ceiling
roses and deep skirting boards.
To the rear of the property there is the bothy, a single bed self - catering
chalet. This is in excellent condition, having been recently been renovated.
To date this has not been leased out.
**Public areas and bedrooms**
Entry to the property is via a wooden outer door leading to a vestibule and
then onto an inner door which is partially glazed. The main reception hallway
is spacious and presented in excellent order. On the right as you enter the
property is the residents lounge which is attractively furnished. Situated to
the left of the reception hallway is the commodious dining room which is set
to 4 tables providing up to 14 covers. There is a guest washroom on the ground
floor off the hallway. The hallway stairs lead to the 6 en - suite letting
bedrooms which are all situated on the first floor. Guest rooms are configured
as follows:
Room - “Private” not currently traded Double en - suite with bath and shower
over bath
Room - Pheasant not currently traded Double en - suite with bath and shower over
bath
Room - Squirrel Double / twin bed, en - suite with bath and shower over bath
Room - Thistle Double bed en - suite with bath and shower over bath
Room - The Stag Four Poster bed, en - suite with shower room
Room - Highland Coo Double bed, 1 single bed, or triple bed, en - suite with
shower room
The bedrooms can be booked online though the owners web site, using “Private
House Stays” booking platform. The guest bedrooms are set up in such a way
that they afford flexible letting options thereby enhancing potential
utilisation. The guest house can accommodate a maximum of 14 guests. All rooms
have excellent en - suite facilities and are most comfortable, attractively
furnished with double - glazing, central heating, flat screen television, and
hospitality trays. The in - room facilities demonstrate the vendors attention to
detail and desire to provide a comfortable stay for their guests. The property
has Wi - Fi throughout.
**Private accommodation / service areas**
The owners accommodation set within the property is a most attractive feature
of the sale. The spacious lounge has an area set aside as an office and a
dining area. This room leads to a most attractive conservatory which gives
access to the private side garden area. The owners have a large double bedroom
for their personal use with an accessible en - suite facilities. The bedroom has
ample storage with fitted wardrobes. With access directly into the owners
lounge and dining room the business benefits from a good - sized well - appointed
bright commercial kitchen. The business has ample storage and a laundry /
utility area.
**Grounds**
Access to the property is via a shared tarmac drive. The subjects have
excellent privacy with trees providing coverage on three sides. A spacious car
park to the rear can accommodate up to 6 vehicles. The frontage of the
property has a small, easy to maintain garden with a seating area. The grounds
to the front have an attractive stone wall. To the rear of the property is the
bothy. This is an excellently presented self - catering chalet, with double
bedroom plus small single, which was recently renovated.
**Services**
The subjects benefit from mains electricity, gas, water and drainage. With gas
fired central heating and double glazing throughout, Acorn Guest House is a
comfortable property. The business is fully compliant with fire requirements
with a zoned fire alarm system.
**Development opportunities**
Though the current owners dont fully operate the facility, so there are a
number of areas where the trading model could possibly be adapted:
• Develop the bothy self - catering trade.
• Live in the bothy and lease out the owners accommodation, which allows
disabled access and toilet facilities.
• Trade all 6 letting bedrooms, current owners have decided to only trade 4
bedrooms to suit their lifestyle choice.

Property location on the map: Use mouse double click to (Zoom IN: LEFT button; Zoom OUT: RIGHT button)

Similar properties: