* Immaculately presented, modernised fish and chip shop business.
* Ideally positioned in the centre of the ever - popular village of Portknockie.
* Consistently high levels of profit with rising turnover.
* Turn key, easy - to - operate year - round business benefitting from strong local clientele and tourist trade.
* Adjoining stunningly presented refurbished 3 - bedroom family home.
**Description**
Portknockie Fish & Chip Shop is a very popular standout operation with an
excellent reputation. The business sits in a prime trading location with a
prominent frontage central to the popular seaside village of Portknockie. The
village benefits from its location, lying on the popular North East 250
tourist route. The fish & chip shop is an exceptionally well - appointed and
set - out business benefitting from the installation of new modern equipment
throughout in 2019. The quality of fixtures and fittings in the trading and
preparation areas are of the highest order. The well organised work space
extends to about 48. 41m2.
The external façade of the shop benefits from excellent signage and branding.
Internally, the customer service area is clean and attractive and is equipped
with professional displays and modern appliances resulting in a well - designed
hot food sales area. To the rear is the separate preparation area, the
standards are maintained with first class food preparation and storage
facilities. Externally, there is a separate and intelligently appointed
storage area with ample space for bulk stock and additional freezer storage.
The business is presented as a turn - key operation for new owners. A further
attractive feature of this sale is the totally renovated owners 3 - bedroom
family home. This exciting lifestyle business opportunity is a “must see” for
prospective buyers.
**Staff**
The current business operation is managed by the owners who employ up to 13
part - time staff in the height of the season. During the winter period, around
10 staff are employed.
**Location**
Portknockie is a picturesque cliff - top community overlooking the Moray coast
and is a popular location to stay and explore the wider region. The fish and
chip shop is situated in the centre of the village and within walking distance
to the harbour and the coastal footpath of the Moray Firth which enjoys
stunning rugged scenery along its shoreline. There is also a choice of
spectacular walks on the pebbled and sandy beaches. There is a beautiful
harbour with a swimming pool where people love to sit to take in the views and
eat their fish and chips. The seas around Portknockie are home to a wide range
of sea life and birdlife, the most popular are the Bottlenose Dolphins. The
village has a population of around 1200 inhabitants with supporting amenities
to include local shop, post office, hotel, pub, caravan site, bowling and
tennis club, lamp shop, hairdresser, chemist, nursery and primary school. The
nearest town of Buckie, about 5 miles away, offers numerous leisure facilities
including a leisure centre with swimming pool, two links golf courses, and
outdoor bowling greens. There are major nhs centres within the town, banking
facilities, restaurants, cafés, pubs, local shops and supermarkets. Primary
schooling is located in the village and secondary education is located in
Buckie.
The villages of Findochty and Cullen are close - by offering many social and
welfare facilities for local inhabitants plus pub, hotels, restaurants/cafes
and campsites. The self - catering and other accommodation within the area draws
tourists to the Portknockie Fish and Chip Shop, boosting trade especially
during the main season. The local area offers a wide range of walks and other
golf courses. There are many historical castles, cathedrals and monuments
within a short drive of Portknockie. The famous Bow Fiddle Rock is within
walking distance of the premises and there is also a Whisky Trail close by.
The River Spey is a short drive away from the village and is world famous for
its salmon and trout fishing. The angler is spoilt for choice with numerous
rivers, beaches and local harbours all within a short distance of this
property. The chip shop is set on the increasingly - popular and unique North
East 250 tourist route which takes you through the whisky distilleries of
Speyside, the spectacular Cairngorms National Park, the famous castles of
Royal Deeside, the City of Aberdeen, the rugged North Sea coastline, and the
picturesque seaside villages of the Moray Firth Coast. A comprehensive East
Coast bus network operates through Portknockie and Buckie with the rail
network operating from the nearest station of Keith, 10 miles away.
**Trade**
The business is an easy - to - operate venture with a simple but highly effective
trading model. Portknockie Fish & Chip Shop has an excellent trading
reputation within its locality and people travel many miles to partake in
their fayre; as reflected on review sites. The business has its own effective
website and Facebook page. The trading unit has excellent and modern signage,
providing an appealing exterior and impactful branding. The takeaway caters
for a strong year - round demand from local residents and passing trade, with
tourists significantly enhancing turnover during the tourist season.
Portknockie Fish & Chip Shop provides traditional and high - quality fish and
chip meals. They extensively cater for all dietary requirements including
vegetarians and those with allergies. The business mainly sources it produce
locally to ensure the best quality products are used in the food preparation.
A unique aspect of the business is the famous Crunchy Fried Pop Pop Chicken
which is exclusive to Portknockie Fish & Chip Shop at this time. The franchise
and trading name were created by the owners in 1996 and whilst they are
content to allow new owners to enjoy this aspect of their business, the
trading name will not be allowed to be used in any further outlet without the
express consent of the Seller.
The business current opening hours are 4: 30 to 7: 30 on Thursdays, Fridays,
Saturdays and Sundays. The Chip Shop previously successfully traded 6 days a
week but due to personal reasons the owners recently made the decision to
restrict trading to the current hours offered. A high percentage of sales are
now by preordered phone calls on the day with walk - in trade also being
welcomed and catered for upon availability. This routine is well known locally
and works very effectively for all concerned. There is undoubtedly scope to
extend opening hours further by trading 6 - 7 nights per week as well as
opening during lunchtimes during the main tourist season. The current business
enjoys a highly profitable return but has the potential to increase income
further for those wish to do so.
**Reason for sale**
The current owners purchased the property in November 2013 and finished total
renovation of the house in 2016. After 10 years at the helm of this thriving
business, they now wish to take on a new challenge in a different location
thus bringing this excellent business venture to the market.
**The property**
The original house, which is located in a conservation area, was built in the
1820s and the shop dates from around 1951. The property is surrounded by
roads, which provides the opportunity to advertise the business on all
approaches. This opportunity has been fully taken advantage of resulting in
the best exposure we have seen for any village business. The fish and chip
shop is set on the ground floor and is constructed from concrete blocks with
sheet metal profile roofing. Access to the customer areas is via a door from
the open square area. There is a secondary rear delivery and staff fire escape
door opening into the courtyard. Of traditional stone construction, the house
is set over 1½ stories with a dormer projection. The house has a private
entrance and is fully double glazed. Over the years the owners have reinvested
excess profits into the property, creating the exceptional family home that
results.
Over the years the whole property has effectively been taken back to the
weather skin and renovated completely, including all wiring, plumbing and
heating. In May 2019 the chip shop refurbishment was completed. All external
services were replaced or upgraded - gas pipes, new water main, new service
head & electricity supply. In September 2023, the roof in the store was
completely replaced.
The house renovations also included the replacement of the dormer roof. The
property has external lighting and benefits from external and internal CCTV.
The property is fully double - glazed.
**Retail & service areas**
Entrance to the shop is via a single door leading into the customer service
area which is beautifully presented with a modern stainless - steel food
production / servery counter to the front and illuminated menu signage to the
side. The internal décor of the trading aspects is delightfully presented and
is enhanced with artistic representations of a bygone era and fishing scenes.
The cooking elements include a Hopkins High Efficiency 3 - pan frying range with
5 separate basket fryers to the rear for specific food cooking. The range has
a glazed hot display unit above for hot - holding. There is also a double deck
pizza oven, contact griddle and refrigeration. The shop has excellent
extraction and has 2 air conditioning units, one in the customer service area
and one behind the servery counter and fryers. A very good level of lighting
is supplemented with double aspect windows providing not only natural
illumination but a good view into an outstanding business for customers, as
well as offering attractive sea views. The business has a fully automated epos
system which facilitates ease of service.
To the side of the service area is a separate spacious food preparation room
which boasts excellent dry storage, freezer and refrigerated storage and ample
work spaces. This area is fantastically appointed with a range of cooking aids
and appliances to include a potato rumbler and stand, mechanical chipper,
electric hob, oven, Merrychef oven, microwave, grill, dishwasher etc. This
area has 2 air conditioning units. There is a smart staff washroom to the rear
aspects.
**Owners accommodation**
An attractive aspect of this sale is the beautifully appointed owners house
adjacent to the shop. The house is totally independent of the shop. The house
has been fully renovated including rewiring, new plumbing and internal
fittings throughout in 2016. The house benefits from LED down lights offering
a bright living space. Upon entry there is a spacious entrance hallway with a
useful under - stair cupboard. To the left is the lounge, with the family
bathroom located centrally and to the right leading to the family kitchen /
dining room plus utility area. The modern kitchen and utility rooms have been
finished to a high standard with excellent work spaces and storage options
plus the kitchen offers a dining space. The ground floor bathroom benefits
from contemporary fittings to include a bath with shower - over plus wash - hand
basin and W. C. The lounge has a glazed door leading to the courtyard and a
window to the side. A feature fire place is set to the central back wall. Of
good proportions, the lounge is ideal for family use.
Stairs provide access to the first floor where 3 delightful bedrooms are
located. The stairs are attractively finished with glass panels which assist
the circulation of natural light within the home. The master double bedroom is
a pleasing room with an exposed stone wall with inset feature fireplace and
en - suite. At the other end of the house there is a very striking spacious
double bedroom. At the top of the stairs to the left, is a small double
bedroom which is currently being utilised as an office; however, the desk
pulls down to create a small double. All areas have been developed to an
outstanding standard.
**External**
Between the house and shop there is a very attractive enclosed courtyard. This
cleverly laid out space is laid to block pavers and has free - standing planters
plus a raised flower border which has built in drainage. There is a large
garage which is currently used as a storage for the shop. There is a purpose -
built bin enclosure which has lighting and drainage for ease of washing down
the bins. Externally there is also a double power point and an outside tap.
Free car parking is available immediately adjacent to Portknockie Fish & Chip
Shop. There is parking for a private car to the front of the house.
**Services**
The shop benefits from mains electricity, gas, water and drainage. A gas - fired
boiler provides underfloor heating for the ground floor of the house and wet
radiators on the first floor. The business is completely fire and eho
compliant.
**Development opportunities**
This sale presents opportunities to develop the current business such as:
Food delivery service opportunity.
Increase the number days traded and / or the hours traded per day.
This is a flexible property where a change of business use may be possible
subject to the appropriate permissions.

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