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Description

Attractive and traditional, good quality, fully Licensed Highland Hotel. Prime trading location overlooking beautiful Cullen harbour and beach. 7 en-suite Letting Bedrooms, Lounge Bar, Dining Area and Residents Lounge. Spacious flat for resident owners enjoying breathtaking sea views.

The Bayview Hotel is an attractive and substantial business extending a relaxed and friendly welcome to all of its clientele. The property dates back to 1856, yet is presented today with a smart range of modern facilities which appeal to a broad base of visitors. From a prominent, commanding site, centrally located in the popular coastal town of Cullen, the business enjoys a tremendous panorama not only across the bay but also overlooking the active harbour immediately below the hotel. With the benefit of an exceptional seaward vista and a key central site in the town, the property would certainly lend itself to a year round commercial hotel venture as it has been in the past. The present owners, however, purchased the business as a “Home and Income” lifestyle venture and have found that their present method of operation fits that mould perfectly. The owners are themselves Danish and have maintained their primary residence in Denmark, purely based at the hotel from 1st May until 1st October when they open for business. During summer months trade is primarily on a bed and breakfast basis, for ease of operation. Other than breakfast times catering is minimal, and evening meals are occasionally served if prearranged by a party of guests. The spacious residents lounge is readily visible to passers by as it is at street level. This was previously the hotels restaurant - ideally placed backing onto the commercial kitchen. Conversion back into a well supported operational restaurant certainly presents a development opportunity. The hotel has maintained its bar and will serve non residents, if guests are already in situ and it has not been the practice to observe set bar opening hours as accommodation is the key business driver of choice. That said the owners recognise the business value of the premises licence and this has been renewed under new regulations in order to preserve the option of rejuvenating full hotel services to residents and non residents alike, should new owners wish to so develop the business. In essence, the Bayview perhaps operates more akin to a licensed Guest House than as an hotel as it stands. Strong demand, primarily from golfers enjoying the good choice of Scottish links courses in the area with added tourist trade have created a successful accommodation led trade, and in so doing have met the owners plans as an easily run home and income provider.

The welcome extended by the hotel has encouraged a number of regular guests and the proprietors’ interest in golf has contributed to its popularity with the golfing fraternity. Off the kitchen is a “golf room” where a multitude of caddy cars and sets of golf clubs are stored, removing the headache of carrying clubs for those many itinerate golfers who travel from abroad to Scotland, the home of golf. Cullen itself boasts a challenging 18 hole links course and those golfing guests wishing variety find a great choice of courses in the vicinity.

The bustling north east town of Cullen sits on a hillside overlooking beautiful Cullen Bay on the Moray Forth and its working harbour. The area is ever popular with a wide range of visitors whether golfing, fishing or enjoying the rich flora and fauna of the area. Ornithologists and naturalists are not short of interests here including bottlenose dolphins in the bay and the scenic north east coast has always been a popular tourist destination whether as a convenient base to explore numerous distilleries or to visit archaeological sites and historic castles. Cullen itself offers scope to develop a more year round trade than is currently capitalised upon by the business, however, the present level of trade suits the lifestyle preferences of the current owners.

The present proprietors bought the hotel in 2000 and it has provided them with a rewarding and enjoyable lifestyle to date. Running the business to suit their own trading preferences has resulted in repeat trade and the forging of friendships with regular guests. Catering to their desire for an easily run business and with their main residence in Denmark the owners choose to focus upon the accommodation trade and operate purely seasonally, trading just within the VAT threshold. It is their planned retiral to Denmark that brings this highly desirable property and business opportunity onto the market.

The Property
The Bayview Hotel is a detached property of traditional construction dating back to 1856. A substantial building, stone built under a pitched slate roof, the hotel has accommodation arranged over 3 levels.

Public Areas
Entry to the hotel is via a solid outer door which opens into an Entrance Porch off which a glazed inner doorway leads into the main Reception Hallway. Upon entering the hotel, to the left off the Reception Hallway a fully glazed door opens into the hotels smart, well appointed Bistro Style Dining Room. This is a bright room which benefits from good proportions and has a large, pine built, fully shop fitted bar servery set to the other end of the room. Both the bar and dining area enjoy excellent natural light from the large sea facing windows, not to mention outstanding seaward views. To the right is the spacious Residents’ Lounge, a sizeable room with good choice of comfortable seating, various occasional tables and an attractive range of wall and ceiling lighting. The Lounge offers a variety of reading materials, including golfing and local interest magazines together with a music system and colour television with satellite channels. As mentioned already this was previously the hotels popular restaurant and could revert back.

From the Entrance Hallway the stairwell is straight ahead leading upstairs to the seven en-suite letting bedrooms of which 4 are on the first floor, the remaining 3 on the second floor.

Letting Bedrooms
The hotel has 7 Letting Bedrooms to sleep 18 guests (1 Four poster family room, 2 triples, 1 Double and 3 twins). These are all well-appointed and most comfortable with modern en-suite facilities. Rooms have central heating, tea/coffee making facilities, radio alarms, telephones and colour television.

owners accommodation
A beneficial feature of the property is the spacious flat for resident owners. This well laid out, open plan accommodation includes a fitted kitchen with large breakfast bar and a large open plan dining / lounge area complete with an open fireplace. A double bedroom with direct access to the secluded garden to the rear completes the owner’s accommodation which is on the second floor of the building and enjoys breathtaking views across Cullen Bay and the harbour below.

Service areas
The hotel has a well equipped commercial kitchen, washing-up area and still room. To the rear of the kitchen is the substantial “golf room” which stores a great supply of golf clubs, caddy cars etc. Conveniently located to the rear of the main Reception Desk is an excellent Administrative Office. A large spirit store and separate laundry store are located on the ground floor. The hotel has a good sized block built garden workshop located to the rear of the main property which benefits from mains electricity.

GROUNDS
The hotel benefits from a private enclosed garden to the rear of the property which is mainly laid to grass and flower borders, framed by a traditional stone dyke on two sides and a solid wooden fence to the rear. This has an attractive range of flowering plants and shrubs together with neat paths and outside seating.

Services
Mains electricity, Gas, Water supply and Drainage. Gas fired central heating.

Licences
The business has a Full Hotel Licence with Regular Extensions.

Trade
The Bayview Hotel is an easily run lifestyle business. The present owners choose to open seasonally containing turnover to within the VAT threshold. Accounting information will be made available to seriously interested parties subsequent to formal viewing.

Price
Fixed Price of £300,000 is invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

Finance & Legal Services
ASG Commercial is in touch with several lenders who provide specialist finance to the hospitality trade. We will be delighted to discuss your financing requirements with you and make an appropriate introduction.

We have a large team of legal experts in-house and can act in all legal matters arising to include Conveyancing and Licence Transfers.

Directions
Keith 10 miles, Elgin 25 miles, Aberdeen 56, Inverness 60.
Per the inset map, Cullen is readily located whether travelling from the Inverness or Aberdeen side of the town. The Bayview Hotel is easily found it holds a commanding location central to the town overlooking the harbour.

Viewing
All appointments to view must be made through the vendors selling agents:
ASG Commercial
York House
20 Church Street
Inverness IV1 1ED
Tel: 0845 4500790
Fax: 01463 711083

Offers
All offers should be submitted in writing to ASG Commercial with whom purchasers should register their interest if they wish to be advised of a Closing Date.