• Extensive serviced accommodation property currently operating as a HMO within the thriving village of Muir of Ord.
• Main property configured to 4 self-contained units and 5 bedrooms serviced by 2 bathrooms, plus 2 self-contained cottages (3-bedroom and 2-bedroom).
• Excellent potential for other uses including bed and breakfast / self-catering subject to obtaining necessary planning consents.
• Outstanding trading potential set close to local amenities in a prominent roadside location on the North Coast 500 tourist route.
• Spacious garden grounds extending to circa 0.5 of an acre offering some development potential subject to planning approvals, with ample off-road parking.
This outstanding sale offers a substantial main building (Vulcan Cottage) plus 2 further units (Anvil Cottage and Forge Cottage) with a combined living area of circa 346m2. Situated centrally within the Highland village of Muir of Ord this deceptively large property offers highly flexible accommodation. The subjects extend to circa 0.5 of an acre with ample parking for 14 cars (including garage facility) plus some development potential subject to planning consents. The property currently trades as a HMO but is not being sold as a going concern. Any new owner wishing to trade as a HMO, will need to seek approvals of the Highland Council to obtain the necessary licence to operate.
The fabric of the buildings is presented in generally excellent condition with good quality decor. Vulcan Cottage offers 9 bedrooms in total, 4 of which are fully self-contained with en-suite facilities and a kitchenette; all located on the first floor. Set to the ground floor are a further 5 bedrooms, a large functional kitchen and ancillary areas plus a shower room. Forge and Anvil Cottages are accessed from the driveway, both with private entrances. The former is set to 2 bedrooms and the latter to three bedrooms. Each has a fully fitted kitchen and a modern shower room. This most flexible accommodation and facilities could be ideal for a mixed self-catering and B&B operation, whilst allowing a family occupancy, thus providing a home and income earning opportunity.
The 3 cottages currently trade as a HMO, letting in total 14 bedrooms. The extant trade for the HMO is generated via the local authority.
The property would be ideally suited to other business uses such as B&B or self-catering. Depending on the business model being contemplated by new owners, only minor changes may be required to bring into full trading. The building offers a great deal of flexibility including ample space for owners accommodation. No trading accounts are available with this sale.
Vulcan Cottage and the 2 cottages would be a suitable acquisition for those with no formal hospitality experience but who wish to trade a self-catering / bed and breakfast venture. The business would need to develop its own on-line presence as it does not have a website at this time. Visitors are attracted to the Highlands for many reasons be it business or to enjoy the great outdoors. Tourists include walkers, winter-sports enthusiasts, cyclists, bird-watchers, motorcyclists, golfers and fishermen plus there are a number of specific events that draw in visitors.
The village of Muir of Ord is situated near the western boundary of the Black Isle, 13.5 miles West of Inverness, and 6 miles south of Dingwall. The business is located on the North Coast 500 Tourist Route offering the possibility of generating ample passing and pre-booked trade. Muir of Ord is a vibrant and growing village currently with a population of c3000 but a much larger catchment area for business purposes. This charming village has a good range of facilities and shops. Other local amenities include the village hall and Muir of Ord Golf Club. The Golf Club is a typical heathland and moorland course partly laid out by James Braid, dating back to 1875; there are a number of other top-quality courses in the area.
The region is a popular tourist destination with many B&Bs/holiday let businesses. Activities within the immediate area include walking, fishing and nature watching. Loch Ness and Urquhart Castle are only a short drive away and the West Coast is a 40-minute drive. Inverness with its many attractions including Inverness Castle, Culloden Battlefield, Fort George and Cawdor Castle are all within easy reach. There are a number of distilleries within the vicinity, including the Glen Ord Distillery only a short distance from the property which has a visitor centre providing guided tours. This potential holiday business is an ideal base from which to explore the wider Highlands. Locally, The Black Isle Agricultural Show and Belladrum Music festival are both normally held each August which brings an abundance of visitors to the area.
A full range of facilities including schools, hospital, social and welfare services are located both in Inverness and Dingwall. Inverness Airport is situated about 20 miles away and there is a train station in Muir of Ord giving access to the North and West plus regular services to Inverness.
Reason for sale
Owned and operated by the vendors as a HMO since December 2008, they have now decided to reduce their trading interest and therefore bring this attractive property to the market.
Dating from the early-1900s, the main outer walls are of solid stone construction being pointed to the front and roughcast rendered to the side and rear. The roof is of pitched design and comprises timber rafters clad with slate over timber sarking boards. The roof space has fire curtains in place following the layout of the rooms below. With modern extensions to the rear dating from the mid-1980s this aspect is of block cavity construction, roughcast rendered externally with a pitched roof of inter locking concrete tiles. Vulcan Cottage is an attractive detached building with accommodation over 2 floors. The fabric of the building is in generally excellent order. Entry to the property is either via the front entrance accessed from the pavement or a side access leading into an entrance hallway.
Access to the front aspects is via a street level door into a vestibule which in turn leads into an inner hallway. From this area the rooms below are found as follows:
Room 7 - a sitting room or a double bedroom
Room 8 - a sitting room or a double bedroom
Room 9 - a single bedroom
Shower room with WC
Large kitchen / diner
The detailed accommodation above can all be isolated from the rest of the house providing a private living space and would therefore provide excellent owners accommodation. Also set to the ground floor is a large staff / utility room, which has an interlinking door to the communal kitchen, and therefore would make an ideal breakfast / dining room. There are 2 further bedrooms on the ground floor which could be used as letting accommodation or extended family accommodation;
Room 11 - a single bedroom
Room 10 - a double bedroom
On the first floor there are 4 self-contained en-suite bedrooms plus a further W.C. And an additional bathroom with shower etc. The rooms are configured as follows:
Room 1 - Single bedroom with an en-suite shower room and kitchenette
Room 3 - Single bedroom with an en-suite shower room and kitchenette
Room 4 - Single bedroom with an en-suite shower room with separate kitchenette / dining area
Room 6 - Double bedroom with an en-suite shower room and kitchenette
Forge and The Anvil Cottages
Of timber frame construction with concrete block outer leaf and roughcast rendered externally the pitched roof is clad with inter locking concrete tiles over timber sarking boards. The units are semi-detached. The Anvil is currently configured to 2 single bedrooms, a kitchen, a shower room with WC and a further small bedroom which is not currently used. This unit could provide a self-catering apartment to include a sitting room, double bedroom, single bedroom, kitchen and shower room. The Forge currently boasts 2 single bedrooms, a kitchen, and a shower room. This accommodation could also be utilised as a self-catering unit presented as a sitting room, double bedroom, kitchen and shower room.
The subjects are situated off the pedestrian pavement but with a double gate entry leading to a gravel parking area to the rear. The rear garden grounds are spacious and laid to gravel and shrubs for ease of maintenance. There is a large garage / external storage facility with double doors plus an additional timber storage shed. The grounds can comfortably accommodate up to 14 cars.
The property benefits from mains electricity, gas, water and drainage. Heating and hot water is provided via 3 gas boilers, one for Vulcan Cottage and one for each of the cottages. The main building and 2 cottages have separate gas and electricity supplies. There is currently electricity to the garage and attached store room. The properties are double glazed throughout. The building is fully compliant with a modern fire alarm system and emergency lighting, plus CCTV.