Hotel for sale

Clanfield Guest House, 11 Ardross Street, Inverness IV3

Offers over


• A charming Victorian, non-trading, bed and breakfast business set within a category 'C' listed building in the ever-popular City of Inverness.

• Exceptional trading location close to River Ness and Inverness Cathedral, also within easy walking distance of the City centre and the wide range of facilities.

• Substantial and appealing property, with 8 bedrooms plus attractive public areas and owners' accommodation.

• Excellent opportunity to purchase a non-operational business and for new owners to stamp their own style and personality on this charming property.

• Clanfield offers flexible accommodation which would be ideal for a family or a couple wishing to maximise trade with some development potential subject to consents.

Clanfield Guest House is a mid-terrace 'C' listed building of great character which provides a superb and rarely available, non-trading business opportunity set within the heart of Inverness. This property dates from the late-1800s and reflects its Victorian origins. The subjects present an 8-bedroom house providing a high degree of flexibility in terms of family and trading accommodation. Currently the accommodation is configured to a self-contained unit with separate kitchen plus 4 additional en-suite / private bathroom letting bedrooms. The current owner utilises 3 bedrooms on the second floor plus a lounge on the ground floor.

The property has a substantial footprint with an attractive enclosed garden to the rear which could present some development opportunities subject to planning consents. Trading from a most convenient location for guests wishing to walk into the City centre, Clanfield is situated on a popular thoroughfare, benefiting from good signage. The guest house has undoubted appeal as an easy-to-operate trading entity, although new owners may wish to enhance the decor and service provision. The property presents a strong trading platform and has unquestionable profitability potential where the business is operated to its full potential. The sale of Clanfield Guest House represents an exceptional opportunity for new proprietors to own an impressive property and operate a lifestyle business set in the Highlands Capital, Inverness.

Reason for sale
Owned and operated by the vendors for over 30 years, Clanfield Guest House is brought onto the market due to retirement and a desire to down-size.

This was a well-established and successful guest house, historically trading on a limited seasonal basis through choice by the vendors until 2016. The business opened in April through to September, operating only 4 letting bedrooms; the other 4 bedrooms were utilised by family members. Despite these self-imposed restrictions, Clanfield generated a strong level of turnover and profitability. The business ceased trading due to a family bereavement and the desire of the owner to retire. The guest bedrooms are all presented to a very comfortable standard with 3 benefiting from en-suites and 1 with private facilities. The property presents an easy-to-operate business model which with minimum input could be operating effectively once more. Clanfield would be a suitable acquisition for those with no formal hospitality experience but who wish to trade a commercial venture. The business had a solid trading reputation as reflected on a number of review websites. Clanfield does not have its own website at this time and new owners may see this as an area of development. Many of the guests who visit the Highlands do so for many reasons be it business or to enjoy the great outdoors. Tourists include walkers, cyclists, bird-watcher's motorcyclists, golfers and fishermen plus there are a number of specific events within the City that draw in visitors. New owners could become established quickly through the use of on-line booking agents such as and also through the use of an interactive website using an automated booking agency, such as Freetobook.

The centre of Inverness is but a few minutes' walk from the guest house and ideally situated for those either visiting nearby shops, restaurants etc. Or working in the City. Equally, the guest house is an ideal base from which explore the wider highlands. The Clanfield is a short walk from the ever-popular Eden Court Theatre and conference centre. In addition, the River Ness is situated at the end of the road and is popular with guests taking leisurely strolls. The city itself has extensive facilities for visitors boasting three golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie's final futile attempt to gain the throne in 1746. Whether it be 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 being within easy reach of a wide range of visitor attractions. The City of Inverness has benefitted from much expansion over the past few years and has a full range of social and welfare facilities associated from a modern city.

Inverness is also a popular city in which to live with a vibrant cultural offering and the presence of many social and entertainment venues close-by. The city also has excellent communications links (bus and rail station, with the airport 15 minutes' drive away). Schooling in Inverness is plentiful plus the University of the Highlands and Islands provides a wide-range of tertiary level courses. The welfare amenities in Inverness are also excellent with a major hospital plus many outreach services.

The property
This 'C' listed property is of traditional stone construction under a pitched slate roof and dates from the late 1800s. This mid-terrace property has an attractive façade and reflects its Victorian origins exuding character and charm, benefitting from many period features. Accommodation is set over 3 floors and is presented in generally good condition.

Public areas / letting bedrooms
Access is gained from street level and the property has a small garden set to planters. There is clear signage to the front aspects. The main entrance is located to the front of the house and comprises of double wooden storm doors which lead into a tiled vestibule. An inner door which has an attractive stained-glass feature leads into the reception hallway where access is afforded to the charming breakfast room, which comfortably seats all guests and provides soft furnishings. This attractive dining room has a bay window and a feature fireplace. There are two small wall storage units either side of the fireplace. Characterful stairs with wrought iron balustrades lead to the 4 letting bedrooms on the first floor, being configured as follows:

Room 1 - Double bedroom with private bathroom with electric shower over
Room 2 - Twin with en-suite shower room
Room 3 - Double with en-suite shower room
Room 4 - Family (double and single) with en-suite shower room

private accommodation / service areas
An attractive aspect of this sale is the flexible and spacious owners' accommodation partially set to the rear aspects of the property and to the second floor. The accommodation set to the rear is a one-bedroom self- contained apartment with a separate galley kitchen and bathroom. In addition, the vendor utilises 3 bedrooms on the 2nd floor plus a W.C. Also, a lounge was retained for family use on the ground floor. The main kitchen is spacious and modern with ample storage space for both business and private use.

With prominent signage, Clanfield Guest House has a pedestrian access from street level off the main road. There is a small area of ground to the front but the main spacious garden is set to the rear, from where pedestrian and vehicular access can be gained. The garden extends to around 111m2 and is an easy to maintain facility being laid to mainly gravel. There is parking to the front of the property and permits can be sought from the Highland Council. Customers can park free of charge to the front of the property from 5 pm until 10 am. Outside these times they can add two hours to their parking requirements which is often adequate for most guests. There is long-stay parking at the Cathedral car park a 2-minute walk away.

The subjects benefit from mains electricity, gas, water and drainage. The property uses a mix of electrical storage radiators, free-standing radiators and electrical towel rails.


Property reference