The subjects comprise an attractive public house/restaurant with associated owner’s accommodation and extensive garden ground. The bar is accessed via Main Street and retains original character to include a feature stone wall and mock beam detail to the ceiling. Accessed off is a lounge/dining room which is used for private bookings and overspill dining when the restaurant is busy. It can accommodate circa 16 covers The restaurant is located to the rear and can comfortably cater for circa 28 covers. For ease of service, the bar servery is back to back with the public bar. The kitchen is comprehensively fitted and equipped to
incorporate gas cooking facilities with extract ventilation over. There is a separate area equipped with fridges/freezers which leads through to the dry goods store.
The owner’s house is self contained with a separate entrance from Main Street. The main hallway provides access into the living
room and has stairs leading to the first floor. The living room also retains original character to include a feature fireplace and beam detailing to the ceiling. There is a study area off and to the rear is a large dining room with double doors leading out to a patio area and the garden beyond. The adjacent kitchen is finished to a comprehensive modern standard with gas cooking facilities. Arranged at first floor level are three bedrooms. The house originally comprised two bedrooms and our client has extended the
accommodation to provide a further bedroom and family bathroom. The master bedroom has a dressing area and en suite
showeroom. There is a double bedroom to the front also with the benefit of an en suite showerroom. Completing the accommodation is a further bedroom and family bathroom.
Located to the rear of the property and accessed from the owner’s lounge is a paved patio. There is an outhouse, which is used as a laundry/store, and adjacent is a large garage currently utilised as a store/beer cellar. There is an area of gravelled car parking and to the rear is a large grassed area which is fully enclosed by mature hedges. A door from the garage provides access to a further small patio area with the grassed area beyond.
Location
The subjects occupy a prominent corner position, directly opposite the Kilconquhar Church,within the attractive East Neuk village of Kilconquhar, located immediately to the North of Kilconquhar Loch. Both the Church and Loch attract visitors to the area and the nearby Kilconquhar Castle Estate is a busy timeshare and holiday resort which also generates a high level of visitors to the area, many of which utilise the Kinneuchar Inn. The village is situated approximately a mile North of Elie which is located on the busy A917 East Neuk coastal road route from Leven to St Andrews. Kilconquhar itself is accessed via the B941 road route which meets theA915 main road route between Leven and St Andrews approximately 4 miles to the North. The East Neuk of Fife sees a significant influx of visitors throughout the year, particularly in the busier summer months. St Andrews is approximately 12 miles North and the other popular East Neuk towns and villages include Anstruther, Pittenweem and Elie all of which are nearby.
Accommodation
We would summarise the accommodation as undernoted:-
Licensed Premises
Ground Floor - Public bar with lounge/diningroom off. Male & female toilet facilities. Restaurant, kitchen and dry goods store.
Owner’s accommodation
Ground Floor - Open plan living room/study/dining room. Kitchen.
First Floor - Master bedroom with dressing area and en suite showerroom. En suite bedroom, bedroom and bathroom.
Exterior
Garage/store, outhouse, patio, parking and enclosed grassed area.
Terms
THE BUSINESS
Our clients have operated the business for 20 years and are now planning to retire. Income is derived from wet sales and food equates for just over 60% of sales, with all meals effectively home made. Our client offers lunch and evening menus with an appetising selection of competitively priced meals and the locally caught fish and chips is particularly popular. A daily specials board supplements the menu and bookings are generally required with weekends particularly busy. The business benefits from the nearby timeshare/holiday development although it is also very well supported locally with the lounge/dining room is utilised regularly for private functions and parties. Opening hours are currently as undernoted:-
Monday – Thursday 12 noon – 2.30 pm & 6.00 pm - midnight
Friday & Saturday 12 noon – 2.30 pm & 6.00 pm - midnight
Sunday 12.30 pm – 2.30 pm & 6.30 pm - 11.00 pm
Our clients operate the business with assistance from two part time staff who run the kitchen and a part time waitress. Seasonal
staff are employed as required. Financial documentation will be provided to interested parties after viewing and confirmation of interest. Sales for the year ended 31 January 2008 were £157,999, net of VAT and for the recent year end income was at or around the same level.
TRADE INVENTORY
The asking price includes the trade inventory which, we are advised, is owned outright and is not subject to any lease purchase, hire contract or similar finance arrangement.
PRICE
Offers over £385,000 are sought for the property, goodwill, fixtures and fittings, with stock available over and above at valuation.
Specification
• ATTRACTIVE EAST NEUK VILLAGE LOCATION
• PUBLIC BAR, LOUNGE & RESTAURANT
• SPACIOUS 3 BED SELF CONTAINED OWNER’S ACCOMMODATION
• IMMACULATELY PRESENTED THROUGHOUT