DESCRIPTION
Grant Arms, ideally set in Fochabers main street, is a delightful small hotel, enjoying an excellent reputation. Fochabers has a population of around 1700 which swells many times over in the summer season as the area is very popular with tourists and visitors from all over the world which is unsurprising given the close ties to the River Spey and the whisky industry.
The property has been sympathetically developed over the years and now trades as a successful and profitable small hotel. The hotel trades year-round, and has an excellent reputation. The present owners have undertaken a rewarding refurbishment programme which brings the business to the market in excellent condition. Viewing in person is highly recommended.
The entrance of the hotel leads into a bright and welcoming foyer area. From here there is access to the café on the right, through the bar, a staircase leading to the first and 2nd floor bedrooms, and the business office on the left. There is a utility / laundry area adjacent to the toilets on the ground floor. The commercial kitchen is ideally located adjacent to both the café / breakfast and the bar.
REASON FOR SALE
Having purchased the business in 2005 as a lifestyle business, the owners have upgraded the facilities to create the delightfully successful operation it is today. It is the owners desire to retire which brings the excellent opportunity to the market.
TRADE
The hotel trades year-round, choosing to close at Christmas and one or two selected periods during the year. As one would expect, the winter operations are considerably reduced when compared to summer levels. The hotel has its own web site and advertises on a number of web platforms, such as Tripadvisor, where the Grant Arms has an enviable rating of 4.5. All bookings are currently taken by phone. Future bookings for the 2023 season are already buoyant representing well over a third of this years income. The current business has links with Speyside Way Walkers, which provides a steady stream of guests.
The business currently employs a part time bartender throughout the year. During the main season, other part time staff such as kitchen porters and waitresses are also employed (often local students).
The bar has a pool table which is included in the sale. The bandit and jukebox are rented. There is a Wurlitzer Jukebox, which is not included in the sale, although the vendors would consider sensible offers in addition to the sale price.
PROFITABILITY
The business enjoys good levels of profitability as a result of the location, strong demand, and the excellent reputation it has earned over time. The current owners extensive refurbishment and modernisation programme has resulted in the excellent reviews exhibited on the various review web sites.
LOCATION
Situated in the centre of Fochabers, the property is an ideal central location for touring and exploring Morayshire and Aberdeenshire. Fochabers was founded in 1776 by Alexander Gordon the 4th Duke of Gordon and is built on a grid with wide streets. There are a number of historically interesting buildings within the town and the wider area.
The town centre of Fochabers has a good range of retailers, there are delightful small bespoke shops as well as a useful local supermarket. It also offers a museum, arts gallery, gym, bowling club, cricket club as well as a post office and doctors surgery. Schooling is provided locally at Milne Primary and Milne Secondary Schools. One of the main local employers is Baxters Food, having their headquarters in Fochabers. To the west, approximately 15 miles away, is Elgin. This is the main commercial centre of Morayshire, where amenities include banks, post office, garage services, restaurants, swimming pool, ice rink, gym, ten pin bowling, cinema and Dr Grays Hospital.
For those who enjoy sport, there are various options, including golf, fishing, mountain biking, cycling, and skiing. The Whale and Dolphin Conservation Society as well as beautiful and beaches offer additional activities for all to enjoy. Currently, owners organise golf and fishing packages for hotel guests. In July, Fochabers hosts Speyfest, offering additional attractions with the best in traditional and contemporary Celtic music.
THE PROPERTY
Grant Arms was originally built in the 1800s, since then extensions have been added to the rear. The property is a substantial detached villa of traditional stone construction under a slate roof, with limited areas of metal profile roof over the extensions. It incorporates a number of desirable additions, such as en-suites and additional letting rooms. The property also benefits from a beautiful sun lounge to the front which is designed to take full advantage of the evening sunset and stunning views.
Café / Breakfast Room
The Café / Breakfast room is an attractive area on the left as you enter the front of the building. The area is set to tables and chairs in various configurations together with a 3-seater sofa. This room, which provides 33 covers, benefits from recent redecoration and the installation of a generous well equipped new kitchen / servery area to the rear of the space.
Lounge Bar
The lounge bar has a comfortable seating area with hardwood flooring and is set with a useful mix of bar stools, bench seating and tables and chairs. The area is generously set out, resulting a lovely spacious room. The bar is pleasantly decorated with an eclectic mix of memorabilia mounted on the walls. The bar is centrally located making it a perfectly positioned to oversee the room.
LETTING ROOMS
There are 8 attractive, spacious and well-appointed letting bedrooms. All rooms have tea and coffee making facilities, direct dial telephones, hairdryers, colour televisions and Wi-Fi. Four bedrooms are located on the 1st floor with a further four bedrooms on the 2nd floor. All rooms have undergone significant levels of successful refurbishment and modernisation since the current owners took over.
Rooms are configured as follows:
Bedroom 1 – Spacious double sleigh bed, with shower ensuite
Bedroom 2 – King bed, with shower ensuite
Bedroom 3 – Spacious double sleigh bed, with shower ensuite
Bedroom 4 – Single bed, with shower ensuite
Bedroom 5 – Double sleigh bed, with shower ensuite
Bedroom 6 – Family room with double sleigh bed and 2 single beds, with shower ensuite
Bedroom 7 – Single bed, with shower ensuite
Bedroom 8 – Twin bed, with shower ensuite
SERVICE AREAS
The hotel benefits from a very well fitted commercial kitchen which currently facilitates evening meals. It is fully equipped with a 4-burner and 6-burner gas range (with ovens under), 2 double grills, microwaves, 2 floor standing deep fat friers and 2 table top deep fat friers. The main cooking apparatus is located below an effective extraction canopy with grease filters. There is a separate pass with hot cupboard and heated surface, preparation area and wash up area with a commercial dishwasher. There are excellent work surfaces throughout, a walk-in larder, several fridges, freezers and useful storage cupboards.
The adjacent laundry area comprises, a tumble dryer and washing machine (currently most laundry is outsourced). Throughout the building there is a good level of distributed storage for linen, cleaning materials and hoovers etc. There are 2 sets of toilets local to the café / breakfast area which are bright and well presented. There is a spacious office just inside the front door to the right.
OWNERS ACCOMMODATION
The owners accommodation is located to the rear of the building on the first floor. The secure accommodation comprises a large double bedroom, a smaller double bed room, lounge and bathroom all with a good level of storage.
GROUNDS
There is a hard finished beer garden located to the rear of the property. This area is very popular with hotel guests offering various alfresco dining options. It is well laid out providing some covered areas which enjoy the late day sun. Most of the different areas are segregated in some way with mood lighting providing a cosy feel to the entire space.
SERVICES
The business benefits from mains electricity, mains gas, water and drainage. Heating and domestic hot water is provided by a gas boiler. Gas is also used for cooking. The building has a fully compliant fire alarm system, emergency lighting and fire extinguishers. There is free Wi-Fi for guests.
DEVELOPMENT OPPORTUNITIES
This attractive sale presents a number of opportunities to develop the current business further, these could include:
Increasing the number of tables within the lounge bar
Increase the winter offering and packages for functions over that period
Develop the winter commercial trade market
Open the café / breakfast area for evening meals
