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Substantial, Attractive And Traditional 3-star Small Highland Hotel for Sale

Scotland-Highlands and Islands

10 bedroom

Freehold : £ 499,000

This charming seaside property overlooking the Dornoch Firth, is both substantial and impressive with a commanding coastal location set in the popular village of Golspie.

Substantial, attractive and traditional 3-Star small Highland Hotel with 9 quality en-suite letting rooms. Presently trading as a seasonal licensed Bed and Breakfast providing limited meal service. A popular business location capable of supporting strong year-round trade. Excellent presence and prominent frontage with seaward views onto a golden sand beach overlooking the Dornoch Firth. Includes self-contained detached cottage owner’s accommodation. Spacious grounds, extending to just under an acre, offering scope for further development subject to consents.

The Golf Links Hotel is a highly attractive, traditional Highland business dating as far back as c1840. This charming seaside property overlooking the Dornoch Firth, is both substantial and impressive with a commanding coastal location set in the popular village of Golspie. The origins of this characterful property was as a Church Manse but the mainstay of its history is rooted in the hotel trade. The Hotel offers a wide range of smart modern facilities which appeal to a broad and varied customer base. The area attracts a wide range of trade, from those visiting nearby Dunrobin Castle to golfers, fishermen, walkers, mountain bikers, ornithologists and many more. The business has benefitted from a series of on-going upgrades and renovation presenting the property in very good condition with excellent quality fixtures and fittings.
The Golf Links Hotel has robust business model providing the owners with an excellent quality of life plus a sound income. This STB 3-Star establishment reflects the excellent level of service provided by the operators. The vendors have introduced a bio-mass system which allows for the efficient production of heat and hot water; plus they benefit from the government-operated Renewable Heat Incentive (RHI). They operate their business on a seasonal basis, trading for only 7 months generating the majority of their income through the provision of accommodation services. The business operates an evening meals service mainly for guests which also provides a modest income through bar sales. Presently, the vendors, through choice, operate below the VAT threshold but generate a comfortable profit. With its excellently presented bar and lounge, large dining room and 9 en-suite letting bedrooms the business has the potential to be a year-round trading opportunity. New owners could choose to operate on a restricted basis as a bed and breakfast only or open up the business to non-resident business. The spacious separate owner’s accommodation is an attractive feature of this sale and where necessary there is sufficient space to accommodate an extended family.
Golspie is a popular Sutherland village located on the busy A9 trunk road which links Inverness with Thurso and the Orkney Ferry. The village has award-winning beaches and is located on the shores of the Moray Firth beneath the shadow of Ben Bhraggie Mountain. Golspie also has an excellent 18-hole links golf course and is in easy reach of the famous courses at Brora and Royal Dornoch. These attributes combine with the natural scenic beauty of the Sutherland to make it highly popular with a wide range of visitors. The village has a wide range of shops and amenities, with schooling and medical facilities. This region of Sutherland is a most attractive residential area with a vibrant community spirit.
The present owners bought the Hotel in May 2003 and due to a desire to retire now reluctantly place the property on the market. The Golf Links Hotel was a well-established business which offered significant scope for expansion and incorporation of new owners’ own ideas.
Of traditional stone construction under slate roofing, the Hotel dates from c1840 but with some recent internal modification and redecoration. Accommodation is arranged over two levels. The business sits in a coastal setting with a gravel car park to its front. The buildings are mainly double glazed and are efficiently heated through a bio-mass system.
The main Hotel outer door leads to an attractive vestibule which follows into the spacious reception hallway where there is a tidy reception desk. To the left is the modern cocktail bar which is both bright and airy, an ideal vantage point from where to relax and watch the world go by. The bar has and attractive servery and benefits from a real fire ‘wood pellet stove’ making this a cozy environment. It also has views across the sandy beaches to the sea beyond. Adjoining the bar is the sizeable lounge which is a most attractive space. With double aspect windows this charming room with a feature stone wall provides an outstanding seaward panorama. To the rear of the lounge is the commodious dining room which is presently set to up to 32 covers but could easily accommodate more diners. The dining room has tremendous views across the well maintained garden towards Ben Bhraggie with its monument sitting proudly on top. With its wood floors, feature stone wall and fire-place this room could generate a great deal more business for the Hotel. This room also benefits from a pellet burner real fire which is an attractive feature as well as being economical. The dining room has both an in and out door leading directly to the kitchen. From the dining room access can be gained to the reception hallway. Also off the main hallway is a further potential public room which could be used as a further dining area, bar or even just a snug room for guests. With its expansive windows this would make a lovey relaxing area. There are customer restrooms just off the reception hallway.
Stairs lead from the reception hallway up to the Hotels 9 letting bedrooms, to sleep 19 guests (3 double, 5 twins, 3 single and 1 triple rooms. These are comfortable, attractively furnished and benefit from modern central heating, television, DVD players, tea / coffee making facilities and hairdryers etc. All bedrooms have en-suite facilities with a number of rooms having recent upgrades as follows:
5 Twin (Premier) Shower
8 Twin en-suite Bath with Shower Over
9 Twin en-suite Shower
10 Triple En-suite Bath with Shower Over
14 Twin en-suite Bath with Shower Over
15 Double en-suite Shower
16 Double (Premier) Shower
17 Double (Premier) Shower
18 Twin en-suite Bath with Shower Over
A beneficial feature of the Hotel is the substantial owners’ accommodation. A bungalow is situated to the rear of the main property which has a large double bedroom, a good quality family bathroom and w.c. plus a further room which could be used either as a kitchen diner or a further bedroom which could accommodate a further en-suite.
The Hotel has an excellent commercial kitchen with adjacent washing-up space, service area and dry goods store. There is a separate laundry room and a freezer room located in building adjacent to the main Hotel with the boiler room situated to the rear of the main building accessed from the garden. An administrative office is conveniently located on the first floor. There is adequate storage throughout the building over both floors. A staff washroom is situated towards the side entrance.
The Golf Links Hotel is a substantial property enjoying a prime site. Attractive grounds, mostly laid to grass but with some shrubs and trees complement this desirable business. Grounds include off road parking for 12 cars plus there is additional parking to the shore front. Within the ground there are numerous outbuilding with the main one being an extensive workshop which has some considerable development potential. There is a garage. The grounds extend to just under an acre.
The sale of the business offers great potential for new owners. There are several areas of presently untapped trading potential with under-utilised public areas. There is also potential to develop the subjects with the possible provision of self-catering units or residence subject to planning consents.
Mains electricity, water and drainage. Bio-mass fueled central heating and hot water. Propane gas for cooking and laundry use. The business has a CCTV system to cover the main public areas. The Hotel is fully fire compliant with a hard-wired zoned alarm system.
The Energy Rating of the property is ‘tbc’.
The business holds a license under the Licensing Scotland Act 2005. A copy of the operating plan will be made available to interested parties post viewing.
Full accounting information will be made available to seriously interested parties subsequent to formal viewing.
Fixed Price of £499,000 for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
ASG Commercial 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 license transfers.
Thurso 61, Inverness 51 and Dornoch 11.
The Hotel is sign-posted at the southern end of Golspie just off the main arterial A9 (Inverness to Thurso) route. The Hotel is easily located See Map Insert.
All appointments to view must be made through the vendors selling agents:
ASG Commercial
York House
20 Church Street
Inverness IV1 1ED
Tel: 01463 236123
Mob:: 07799896931
All offers should be submitted in writing to ASG Commercial with whom purchasers should register their interest if they wish to be advised of a Closing Date.

Accommodation: A beneficial feature of the Hotel is the substantial owners’ accommodation. A bungalow is situated to the rear of the main property which has a large double bedroom, a good quality family bathroom and w.c. plus a further room which could be used either as a kitchen diner or a further bedroom which could accommodate a further en-suite.
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