Large Hotel in a Unique Setting within Rural Sutherland
Sutherland, Highland, United Kingdom
Seller Reference: Garvault Hotel
Asking Price: £260,000
Net Profit: Undisclosed
Sales Revenue: Undisclosed
Number of Staff: Send enquiry for more details.
Established For: Send enquiry for more details.
Ownership: Freehold
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  Business Summary   
The Garvault Hotel is a substantial property situated in a most unique trading position in the central Northern Highlands within the County of Sutherland, offering a most peaceful and tranquil environment. The business dates from circa 1906 and was developed from a cottage on the site dating from many years previously. The Hotel is renowned for being one of the most remote hotels on UK Mainland and according to the Forbes List is one of the top 10 most remote hotels in the world (2015). The Garvault Hotel is a traditional Highland establishment with comfortable rooms, cosy bar and pleasant guest rooms. The business trades year-round except for when the owners take annual holidays. It is a popular fishing and shooting hotel. We understand that there are fishing rights on a number of local Lochs. The Hotel sits surrounded by hills, moorland and lochs, offering a most tranquil setting, and is an attractive base from which to tackle the many and varied walks in the area. There are outstanding views in all directions and the Hotel sits under the dominating Beinn Griam Mor overlooking Loch Rimsdale with its forested surrounds. The business trades under the VAT threshold as the owners operate on a restricted level so they do not need to employ staff. The dining elements of the Hotel are limited to a 3-course menu with just three options. New owners could easily generate further income through a more proactive marketing strategy and an enhanced service provision. There is undoubted potential to increase trade through the provision of outdoor activities. The Hotel could even be used as a unique small wedding venue.

The business is presented in generally very good order. The owners have heavily invested into the infrastructure of the property. The letting rooms are well presented with modern en-suite bathrooms that benefit from power-showers which are fed from recently upgraded boilers. The remote nature of the business means that they operate from their own electricity generators (main and standby) and it has its own reed water purification system. Rather than detracting from the business these elements add charm and for those keen on maintaining a minimal ecological footprint, these facts add a further attraction. The business benefits from high speed satellite broad-band.

Our client has operated the business since March 2004 and have enjoyed their tenure. It is their desire to retire that brings this most distinctive property and business to the market. This sale provides a rare opportunity for new motivated owners to take this charming property to the next level.

The property is of traditional stone construction under a mainly pitched slate roof. Accommodation is arranged over two floors. The property is maintained in good order but new owners may wish to undertake a redecoration program in due course. The present owners have recently refurbished the flat roofed areas and the rain water goods. There is a set routine of maintenance which means that the building is generally in very good condition.

The front door entry is into a spacious reception hallway which gives access to an en-suite bedroom. Through a comfortable sitting room set to soft furnishings is the breakfast room which is laid to 3 tables. The main dining room with dual aspect views is located off the bar and set to 12 covers but could comfortably accommodate more diners. This bright room has an attractive wood-burning stove and has distinctive parquet wood flooring which is also common throughout the ground floor public areas. The bar has its own separate entrance and is a comfortable space with a servery. Heating in the bar is supplemented with a traditional solid fuel stove. Off the bar is a gents W.C.; the ladies bathroom facility is to the front of the building. There is a further potential W.C. off the reception hallway but the current owners presently utilise this as storage space. There is a spacious commercial kitchen with a good range of appliances conveniently situated for access to bar and dining room. The kitchen is tiled with good quality flooring plus a good range of storage cupboards. There is a separate access to the kitchen leading to the rear of the subjects. A rod and drying room to the rear of the building is accessed from the grounds.
The Hotel has 8 comfortable en-suite bedrooms as detailed below. The en-suite shower rooms are presented in good condition. The rooms are in generally in good decorative order and furnished to a tidy standard. The room on the ground floor provides excellent accessibility for less abled guests. All twin / doubles have zip-and-link beds affording greater flexibility in letting options.

First Floor
Room 1 - twin or double en-suite shower room
Room 2 - single en-suite shower room
Room 3 - single en-suite shower room
Room 4 - twin or double en-suite shower room
Room 5 – single en-suite bathroom

Ground Floor
Room 6 – Family (double plus 2 singles) en-suite shower room

First Floor
Room 7 - twin or double with shower room
Room 8 - twin or double with shower room

There is an accommodation bothy within the grounds that could be quickly developed into additional accommodation. It is currently configured to two rooms but could be adapted to provide additional living space or letting accommodation. There may be scope to develop the main building subject to obtaining the necessary consents. It may also be possible to provide some glamping units which may increase overall business income through an increased footfall.

The business is substantial with a large property footprint and prominent frontage which is seen from the road. The business has an area of garden laid to lawn and has adequate parking. The subjects extend to 34.5 acres and has a trout pond to its front aspect. The subjects have a burn meandering through the grounds. There is a garden shed and a collection of outbuildings. An electrical generator housing is set away from the main building house the main and standby generator. There is the adequate parking for both guest and personal use.

The subjects are self-generate from 2 diesel generators. Water is from a private supply and the filtration system has EHO certification. Drainage is via a private system. LPG gas for cooking and heating. The main property is fully double glazed.
  Property Information   
  Property: Freehold
  Living Accommodation: Yes
  Details of Accommodation: The owner’s accommodation is an attractive feature of this property. There are three bedrooms on the first floor (2 x double and 1 x single) with a family bathroom with shower over bath; the owners lounge is on the ground floor. There is a bothy within the grounds and though wind and water tight there will need to be some upgrades carried out before bringing it back into use either for family, staff or guest use. Where extra rooms may be required for personal use letting bedrooms 7 and 8 provide a good level privacy.
The nearest settlement to the Garvault Hotel is Helmsdale which boasts a good level of local amenities for both visitors and residents. The area has an association with Viking history and this attracts a great many tourists. For the outdoor enthusiast the Highlands of Scotland are famous for spectacular scenery and rugged mountains, a reputation which is comfortably upheld by region around the Garvault Hotel. The wonderful un-spoilt surrounding hills, attractive lochs and waterways combine to make this an enchanted area. The region draws in a high number of visitors in the summer months with both shooters and fishermen taking up accommodation in the off season. For walkers the beautiful Sutherland terrain offers varied degrees of challenge from the more leisurely hillwalking to more stretching mountaineering. A wide range of birdlife attracts the ornithologist and the area has a huge appeal to the naturalist. The rivers within the region (the Helmsdale and Naver) appeal to large numbers of sports fishermen looking to catch trout or salmon. Additionally, in the vicinity there are a number of self-catering accommodation providers, hotels and guest houses whose patrons in turn generate trade for all the services supported by the business. There is a small element of local trade.

The broader region also has an excellent links golf course and is in easy reach of the famous course at Royal Dornoch which lies to the south. The region is also renowned for its whisky production, with distilleries in Brora, Wick and Tain. There are also a number of castles and buildings of historical interest; Dunrobin Castle in Golspie provides for an interesting day out. Touring and genealogy are other favourite pastimes. These attractions combined with the varied natural scenic beauty of the surrounding area make it highly popular with a wide range of visitors and tourists.
  Other Details   
  Is this a home-based business? No
  Can this business be relocated? No
  Is this business part of a franchise? No

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