Description:
Ardconnel House is an exceptional bed and breakfast/guesthouse business which is located on quiet Ardconnel Street, just a few minutes walk from Inverness town centre.
The property is beautifully presented throughout and offers its guests a very high standard of accommodation. It consists of six letting bedrooms, kitchen, dining room and guest lounge. The letting rooms are comprised of two doubles with ensuite, a triple/family with ensuite,a twin with ensuite, one single with ensuite, and another single with private facilities. Ardconnel House has been successfully run by the current owners for several years. The business enjoys the benefit of having a Visit Scotland Four Star grading.
The business derives considerable benefit thanks to a most impressive website, which attracts visitors from all around the world:
www.ardconnel-inverness.co.uk
Many more bookings result from Ardconnel House's creditable mentions in highly regarded guide books such as Lonely Planet and Rick Steves Us Guide to Great Britain. It also has many excellent reviews on the Trip Advisor website, which also generates many bookings.
The owner's accommodation which is completely private, has recently been extended and comprises, a lounge, double bedroom, shower room, utility room and kitchen. There is a garage/storage area in the back garden, with parking space available for 2/3 cars.
The business is easily run by a husband & wife team - there are impressive trading accounts for the past four years which would be made available to seriously interested parties.
Property
The dining room, reception hallway, office and owners accommodation are located on the ground floor. The owner’s accommodation consists of a kitchen, bedroom, lounge, bathroom and utility room. On the first floor there is the guest lounge, a twin room with ensuite and a single bedroom and its own bathroom. The second floor comprises a family/triple room, two double bedrooms and a single room all with ensuite facilities.
Location
Ardconnel House is located on Ardconnel Street at the end of a row of impressive 19th Century three storey terraced house. The property is only a few minutes walk from the City centre, railway station and bus station. Inverness Castle, the River Ness and Eden Court Theatre are also within easy reach. Inverness has a number of quality restaurants, bars and leisure facilities. As the capital of the Highlands, Inverness is the ideal base for exploring the numerous attractions on offer including the Culloden battlefield, Fort George, Dornoch Cathedral or searching for the Loch Ness Monster!
BUSINESS INFORMATION
Ardconnel house has operated for many years and has a proven track record as a successful business venture. Full accounts for the past four completed year are available on request. The business operates with a turnover just below the VAT threshold.
SERVICES
Mains water, gas, electricity and drainage. Telephone, broadband and satellite television.
EXTRAS
All fitted floor coverings, fixtures and fittings, including curtains and blinds. All furniture required for the bed and breakfast business is included in the asking price.
VIEWING
To fully appreciate this successful business, viewing is essential. Viewing can be arranged by calling Alan Grant on 079222 78705 or 01463 238844.
OFFERS
Should be submitted to RE/MAX Properties at 71 Castle Street, Inverness IV2 3EA. Fax: 01463 238866.
Reception Hall
A wrought iron gate and short path leads to the main entrance with a hardwood door. From the entrance hallway there is a UPVC door with leaded and stained glass detail.
Reception Hallway
The beautifully decorated reception area welcomes guests to the property. There is access from here to the letting bedrooms, dining room and the owner’s accommodation. Under the stairway a small office area has been created. The reception hallway has decorative light fittings, carpet flooring and a radiator
Dining Room
approx: 5.54m x 5.45m (to the bay window)
A sizeable and comfortable dining room features a large bay window, two decorative alcoves and a fireplace. There is sufficient space to allow a table for each of the guest rooms. The room retains the original ornate plaster coving, ceiling rose and picture rail. There are wall lights and a brass decorative light fitting. The kitchen which is part of the owners accommodation is also on the ground floor nearby.
Upper Landing
The wide traditional stairway rises from the reception hallway with a half landing to the first floor. There is a wooden banister with decorative wrought iron spindles, carpet flooring and a large window on the half landing.
The first floor landing gives access to the guest lounge, a twin room with ensuite shower room and a single room with private facilities. There is also a large storage cupboard for keeping supplies required for the business and another cupboard housing the hot water cylinder.
Lounge
approx: 4.54m x 5.48m (to the bay window)
The guest lounge benefits from a large bay window to the front. The lounge is immaculately decorated and features an ornate ceiling rose and coving. Other traditional features include the picture rail, deep skirtings and alcove to the side of the fireplace. The marble effect fireplace has a wooden surround.
Bedroom
approx: 4.16m x 2.44m
Single bedroom with window to the front elevation. There is pendant and wall lighting, radiator, dado rail, carpet flooring and wall mounted television.
Bathroom
approx: 2.75m x 2.15m
This bathroom, which is solely for the use of the single bedroom, provides a bath, shower cubicle, WC and wash hand basin. There is an attractive combination of tiling wooden panelling and wet wall all in shades of blue that work together with the large window to create a relaxing atmosphere.
Bathroom
approx: 4.80m x 3.70m (at widest point)
Well proportioned twin room which can accommodate a double and single bed. The room has a high ceiling, wall and pendant lighting and an alcove. The room also benefits from carpet flooring, radiator and wall mounted television/DVD player.
Ensuite
approx:1.46m x 1.35m
The ensuite features a shower cabinet, WC and wash hand basin, mirror and light with shaver socket. There is a pine clad ceiling, vinyl flooring, radiator and decorative tiling.
Upper Landing
Top Landing
The stairway leads up to the top landing with a half turn with a window providing additional daylight. The landing has a safety light, pendant lighting and provides access to two double rooms, a triple/family room and a single room.
Bedroom
approx: 4.37m (at widest point) x 4.13m (not inclu
This room has a bay, dormer window to the front with a view over to the Kessock Bridge, and is able to accommodate a double and single bed. The room is attractively decorated in warm tones to create a comfortable and relaxing room. The ceiling is partly combed and the room has a dado rail, wall and pendant lighting, radiator and a wall mounted television.
Ensuite
approx: 1.73m x 1.40m
This shower room has a shower cubicle, wash hand basin, WC and heated towel rail. There is a pine ceiling with inset spot lighting, mirror, light with shaver socket and vinyl flooring.
Bedroom
approx: 4.11m x 2.62m (not into the dormer window)
Another well decorated double room with a dormer window to the front. The room has a dado rail, wall and pendant lighting, radiator and carpet flooring.
Ensuite
approx: 2.16m x 1.35m
A sliding door gives access to the ensuite shower room. The shower cubicle, WC and wash hand basin are all in white and there is a heated towel rail. There is a pine clad ceiling, wet wall, light with shaver socket, ceiling light and vinyl flooring.
Bedroom
approx: 3.50m x 2.62m
Single room with window to the rear. This room benefits from carpet flooring, wall and pendant lighting and radiator.
Ensuite
approx: 1.47m x 1.32m
Comprising shower cubicle, wash hand basin and WC. There is also a ceiling light, mirror, light and shaver socket, radiator and vinyl flooring.
Bedroom
approx: 4.50m x 3.67m (at widest point)
This double bedroom has a coombed ceiling and a dormer window. Additional spot lighting has been added to complement the pendant lighting. There is a wall mounted television/DVD player, radiator and carpet flooring.
Ensuite
approx: 1.42m x 1.38m (not including shower cabine
In addition to the shower cubicle, wash hand basin and WC, the shower room has tiles and wet wall, pine clad ceiling, spot lighting, light with shaver socket, mirror and vinyl flooring.
Other
OWNERS ACCOMMODATION
Lounge
approx: 3.60m x 3.53m
Comfortable owners lounge with window to the rear, fireplace with wooden surround, marble effect fireplace and hearth. A panel door connect the lounge to the reception hallway and another leads to the rear hallway. Carpet flooring, radiator and pendant lighting.
Kitchen
approx: 3.37m x 3.65m
The well equipped kitchen features light oak effect wall and base units, “Andorra” worktops, deep slate grey sink with drainer and Victorian style lever mixer tap. There is a five ring gas hob, integrated fridge, freezer, dishwasher and double “stoves” oven. There is space for a small dining table and a door connects to the reception hallway and nearby dining room. A second door leads to the utility room. Vinyl flooring, radiator, window to the rear and fluorescent lighting.
Utility Room
approx: 3.50m x 2.18m (at widest point)
Connecting the kitchen to the rear hallway the utility room has space for a washing machine, tumble dryer, fridge with additional wall unit storage There is also a sink, vinyl flooring and a skylight.
Bathroom
approx: 2.42m x 1.92m
Accessed from the rear hallway, which has two further storage cupboards, the bathroom is located in a recently completed extension to the rear. The bathroom is tiled to mid height and has ceramic floor tiles. The shower cubicle houses a “grohe” shower and is fully tiled. There is also a wash hand basin with Victorian style taps, WC and heated towel rail. Integrated spot lighting complements the skylight.
Bedroom
approx: 3.11m x 3.81m (at widest point)
This comfortable double bedroom has a window to the rear, carpet flooring, radiator and pendant lighting.
Garden
The front garden is easily maintained with a mix of border planting and decorative paving slabs. The rear of the house provides off street car parking for three cars. There is also a garage/store which provides further storage.