DESCRIPTION
The Garden Arms Hotel is a delightful traditional property, sitting comfortably within the centre of Gardenstown. The original building was built around 275 years ago and has been developed and extended over the years. Purchased by the current owners in 2018, the building has enjoyed some significant upgrades to create this very successful operation.
The hotel is well-known and enjoys a good reputation for the quality of the provision offered. With a great reputation as evidenced on TripAdvisor, there is no doubt that the purchase of The Garden Arms Hotel offers an exciting opportunity. The business currently trades year-round, with the majority of trade occurring during the main tourist season, April to October. This hotel offers guests a great standard of accommodation throughout with the letting bedrooms being of a good standard. The owner’s accommodation is spacious and comfortable and would be suitable for a family.
REASON FOR SALE
Having purchased the property in 2018 the current owners have successfully upgraded the facilities to include a new kitchen, toilet facilities and restaurant seating. The vendors are now ready to move on to their next venture closer to family. It is therefore their desire to bring this successful business to the market.
THE PROPERTY
The original part of the Garden Arms Hotel was built around 275 years ago. This listed hotel is a delightful 9 bed traditional villa of stone construction under a slate roof, which has been extended and adjusted internally over the years. The result of these works is a well laid out, comfortable hotel with lots of potential.
TRADE
This profitable business currently has a reliable and locally sourced team of staff, who are used to working throughout the hotel, thus making staffing very flexible and robust. The business operates all year with a reduced offering in the winter months due to personal choice. Over the winter months the room trade very busy with both existing repeat and new tourist custom. The lounge bar and restaurant trade successfully revolves around local support and tourists during off peak times.
The hotel has made a great name for itself and holds Visit Scotland accreditation for food and this helps maintain a constantly busy restaurant. The hotel has its own web site and Facebook page and takes bookings directly.
LOUNGE BAR
The lounge bar is located centrally in this characterful property and has a charming cosy feel to it, particularly in the area around the wood burning stove with a capacity for 25 people. The flooring is carpet which enhances the comfortable feel of this area. The bar naturally splits into 2 sections, each having its own fire place as a focal point. The seating is generally comfortable soft armchairs around small tables with stools at the bar. The vibrant bar sits centrally in front of the door, allowing great control over the whole area and ensuring all customers are property served. The female toilets are located to the right-hand side. The male toilets are located at the rear. The bar is very popular with locals throughout the year.
RESTAURANT
The main restaurant area is located on the sea side of the building, next to the kitchen and is accessed via the main entrance to the hotel and then through the lounge bar. The restaurant is set to seat 22 people in booth seating, offering privacy whilst eating.
There is a further restaurant area the other side of the kitchen, which is set to seat a further 24 people at tables with some booth style seating. This area is also used for guests breakfasts. After a meal diners can adjourn to the lounge bar and enjoy a relaxed coffee in pleasant surroundings. The second restaurant area can also be used for private functions and comfortably seats 16 people on one table.
The hotel’s main kitchens are perfectly located, being adjacent to both areas.
LETTING ACCOMMODATION
Entry to the guest accommodation is via the main stair which can be accessed either directly from outside, or from the second restaurant eating area. The hotel has 8 bedrooms, 3 of which are ensuite. Currently only 2 rooms are let to guests.
The letting rooms are both located at 1st floor level on the “crooked” corridor where they share a shower room. These bedrooms are light, airy, and well-equipped with attractive furniture and comfortable beds. The remaining bedrooms are being used by the owners.
The in-room services include TV and hospitality trays. Ironing boards and irons are stored centrally. The shared shower room is to a high standard, having been recently completely replaced. The letting rooms are configured as follows:
Room 1 “Wonky” – Double bed
Room 2 “Squinty” – Double bed
These rooms are ideally suited to families, benefitting from a private corridor and toilet facilities.
There is also a further double ensuite on the 1st floor, which could be let out without any adjustments being required.
OWNER’S ACCOMMODATION
The spacious owner’s accommodation is in a secure and separate area of the building located on the upper floors of the hotel. Currently the owners occupy the 2nd floor and part of the 1st floor, only letting out the bedrooms on the crooked corridor. The accommodation is arranged over 2 floors and comprises a large lounge, a double bedroom and a further double bedroom ensuite all on the 1st floor, with stairs to the second floor, where there is a master bedroom suite to the south, incorporating a king size bed, ensuite, kitchen and further double bedroom (currently used as a dressing room). There are also 3 bedrooms to the front of the building, on the 2nd floor.
Should new owner wish to develop the accommodation side of the business, there is the possibility of splitting bedroom “6” to form two ensuites to serve bedrooms “5” and “7” on either side. It may also be possible to steal space from the 1st floor lounge to create an ensuite for bedroom 2. The buyers would need to establish if this was possible and gain the appropriate statutory consents. Should this work be undertaken, this would create up to 4 additional ensuite rooms, 2 on the 1st floor and 2 on the 2nd floor, taking the total to 6 quality letting rooms. Under this configuration the owner’s accommodation would comprise bedroom “8”, lounge, kitchen and bathroom, all located on the south side of the 2nd floor.
SERVICE AREAS
The hotel benefits from a new and well laid out kitchen, well matched for the number of covers. The kitchen is fully equipped including a large LPG range stoves with three ovens under, two microwave, electric friers and grilles. Above the range and friers there is an extraction system with grease filters. The kitchen was replaced in 2019. The kitchen has prep and wash up facilities, including a commercial dishwasher, storage, fridges, freezers and dry stores.
There are a number of local storage areas located throughout the building for linen and other trade materials.
GROUNDS
The area in front of the hotel is hard finished and provides an excellent beer garden immediately outside the lounge bar. To the side of the hotel is some parking for guests and access to the garage / store. Between this and the hotel is a secure area where the owners store empty kegs awaiting pickup.
To the rear of the hotel there is an area where the owners can sit and relax. This is partly covered, with lovely views over the village to the Moray Firth. All areas are easily maintained.
SERVICES
The property benefits from mains electricity, mains water and drainage. The central heating is oil fired with electrical heated hot water. LPG gas is used for cooking. The hotel complies with all environmental health requirements, has an integral hard-wired fire alarm system and is Wi-Fi enabled throughout.
