Leisure Property for sale

Balconie Inn, Balconie St, Evanton, Ross-Shire IV16

Offers over


• Substantial and attractive asset sale of a non-trading 5-bedroom Highland Inn set within rural Ross-shire.

• Located just off the A9 and set adjacent to the North Coast 500 Tourist Route within the thriving village of Evanton.

• Significantly refurbished with modern service areas and attractive public rooms providing an excellent trading platform.

• Easy to operate business which would ideally suit hands-on operators with hospitality experience.

• Includes spacious grounds with private car parking.

The Balconie Inn is a substantial and highly attractive Victorian property with modern extensions. Prominently located in the village of Evanton, this elegant building is central to the community of circa 1400 people but with a much larger catchment area population of circa 20,000. The subjects cover a deceptively large footprint with extensive areas to rear. The Inn enjoys a prime roadside frontage, affording ease of access coupled with excellent signage. Internally, the property radiates character and charm offering a truly professional Highland welcome. The business has seen extensive inward investment and has been modernised in recent years. All public rooms and service areas are in generally good condition and after a short period of refreshing services, new owners can focus on service provision. The 5 letting bedrooms are all presented to a high standard with 4 being en-suite and the other having private facilities. The Inn benefits from a liquor license and has an outstandingly appointed commercial kitchen plus ancillary areas.

Historically the business has traded well, providing excellent profits and a comfortable life style for proprietors. The Balconie Inn was formerly aa 3-star accredited. The business has recently operated under a lease and therefore no recent trading accounts will be made available to potential purchasers. The business traded 5 quality letting bedrooms and was renowned for its catering provision. There is ample trading space to provide up to 70 covers. Historically the front trading area was used as a dining area and the rear aspects used as a traditional bar. New owners with a focus on catering could utilise all areas for food service.

The location of the Balconie Inn ensures that it benefits from the busy tourist season and also profits from the regular cruise ships that dock in Invergordon. In addition, the village is just off the popular North Coast 500 Tourist Route which draws in high numbers of visitors each year. Evanton is centrally located for exploring the wider Highland region and taking in its many attractions. Inverness, Culloden Battlefield and Loch Ness are all within a short drive of the Inn. Outdoor pursuits such as bird watching and fishing also draw a great many visitors to the area who take advantage of the abundance of wildlife. Within the Cromarty Firth seals are readily observed and in the Moray Firth dolphins are a great attraction. For the dedicated golfer there are a number of outstanding quality golf courses within the immediate area, the most famous being Royal Dornoch. Castles, potteries and distilleries offer the more leisurely tourist ample places of culture, interest and history to visit. Evanton enjoys a very good geographic location and is an ideal base from which visitors can continue their odyssey of Sutherland, Caithness, Orkney and the West Coast; all within a day trip.

The towns of Dingwall (Population c5500), Alness (population c5300) and Invergordon (population c3500) are only a few minutes' drive away and Inverness (the Highlands Capital) is a 20-minute drive. The area benefits from the influx of workers for oil and renewable industries making this part of Ross-shire a vibrant business location. Evanton is adjacent to the busy A9; the arterial route from Inverness to Thurso and has good rail links in Alness and Dingwall. Alness is well served with facilities and services for visitors and residents alike.

Reason for sale
The Balconie Inn was purchased in August 2010 and it has offered the vendors a successful operation. It is their desire to reduce their building portfolio that brings this highly attractive property to the market.

The property
Of traditional stone construction the Balconie Inn presents a charming end-terrace property under a slate roof, with flat roof extensions. With an attractive frontage the property has ample off-road car parking. The building extends over 3 floors.

Public areas
The property has a centrally located entrance from the Main Street giving access via an Inner-hallway to the restaurant area and thereafter the rear bar. The character and charm of the property is evident in the attractive public areas and is reflective of the property throughout. The dining area can seat about 26 covers and the bar can accommodate circa 40 customers. Both areas benefit from a back-to-back servery and each has a real fire. The front aspects of the public areas have slate floors and a feature stone wall. The bars are serviced by ample ladies and gents W.C.s plus baby changing facilities.

Letting bedrooms
Access to the letting bedrooms is from the reception hallway and are situated on the first and second floors. The Balconie Inn currently has 5 letting bedrooms which are functional with quality furnishings and facilities plus in good decorative order. The rooms have modern bathrooms and are configured as follows:

Room 1 - Double bedroom with en-suite shower room
Room 2 - Double bedroom with en-suite shower room
Room 3 - Family room with double and single bed with en-suite shower room
Room 4 - Family room with double and single bed with en-suite shower room
Room 5 - Double room with separate and private bathroom

service areas
The business benefits from a modern and highly functional commercial kitchen which is well provided for by way of facilities and equipment which is complemented by a separate larder / laundry area. There is adequate storage. The business previously utilised an external storage unit to house the cellar and new owners, if they wished to serve keg beers etc. Will need to resurrect this facility.

Private accommodation
Presently there is no owners / managers accommodation allocated but new owners could utilise a letting bedroom for their own needs, if required.

The Balconie Inn is a substantial property and benefits from a prime roadside trading position. There is ample parking for up to 10 cars and a spacious beer garden to the rear with a decking area.

The subjects benefit from mains utilities; electricity, gas water and drainage. The business has a gas central heating and hot water system. The business has a modern fire alarm system.


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