A former eighteenth century Coaching Inn, very reminiscent of an English style Cotswolds Village Inn with a handsome stone built property lying under a pitched and slated roof with extensions towards the rear. Main entry is via an entrance vestibule that juts out from the property which then leads into a reception hallway off of which the main public areas can be accessed.
THE BUSINESS - The business has been run by our clients for the last 3 years. Our clients are experienced hoteliers and caterers originally from Edinburgh. They successfully ran a number of high quality guest house/B&B establishments and latterly a 20 bedroomed hotel in Edinburgh and have taken their skills to professionalise, upgrade and renovate this business over the last 3 years. The current owners are now approaching their retirement and wish to sell in order to fulfil this. The Inn is open all year round but peak season between March and October is when the business comes into its own offering a tasty menu, a welcoming bar and sumptuous letting bedrooms. The business is run by a husband and wife team with the assistance of four core members of staff including a chef. It is strongly felt that this business would suit a couple or a partnership team/family as well as a chef proprietor who may wish to establish their credentials in one of the true “honeypot” locations in Scotland.
SUMMARY - This is a high quality opportunity in a fantastic trading location close to St. Andrews and Dundee. The property has versatile uses that can be exploited by new owners.
Location
The East Neuk village of Kingsbarns is located equi-distant between Crail and St. Andrews, in the heart of the beautiful East Neuk of Fife. St. Andrews is world-renowned as the home of golf bringing tourists and visitors into the area all year round. St. Andrews is on the Open calendar cycle every five years with the event due to take place in the town in 2021 (the 150th anniversary of the British Open). Every year the Dunhill Championship comes to the Old Course at St. Andrews as well as numerous ladies & junior championships which continue throughout the year. The area around Kingsbarns is also blessed with many other superb championship courses including Kingsbarns itself, used as part of the Dunhill Championship and for qualifying for the Open itself.
St. Andrews is also world famous for its University, now famed as the meeting place of the Duke and Duchess of Cambridge. Tourists are drawn to this part of Scotland not only for the golf but for the many picturesque quaint fishing villages and harbours located in the East Neuk of Fife. Notably Elie, Anstruther and Crail which are also regarded as some of the favoured spots in the area. East Neuk is now Scotland’s hotspot for wedding venues with Kinkell Byre, Cow Shed, Fa-Side, Fairmont Hotel, Cambo House Estate, Kingsbarns Whisky Distillery and Pitmilly Holiday Resort all within 2 miles of the Inn at Kingsbarns.
Edinburgh is approximately a 90 minute drive to the south via the M90 with a train connection at nearby Leuchars. Perth, Stirling and Dundee can all be accessed within an hours drive. The city of Dundee is approximately a 30 minute drive from St. Andrews. The city has undergone huge regeneration over the last 4 or 5 years culminating in the opening of the Victoria & Albert Museum in Autumn 2018. This will be the first Victoria & Albert Museum outside London in the UK. It is felt that the surrounding areas of Dundee including Perthshire and north-east Fife will benefit from an additional large tourist influx to this part of Scotland. The Inn at Kingsbarns occupies a prominent trading location in the heart of the village of Kingsbarns on the A917 approximately 5 miles south of St. Andrews and 5 miles north of Perth.
Accommodation
INTERNAL DETAILS:
Reception Hallway – upon entry from the car park guests are welcomed into an attractive reception hallway. All public areas including the bar and the restaurant area can be accessed from this point.
Bar – the Bar is situated to the immediate left hand side upon entry and comprises a cosy and traditional Bar comfortably seating 10 covers with space at the bar for around 15 patrons. At present, the bar is configured against the far well but our clients have plans to re-site the bar further down and incorporate a reception desk as well. The bar has a finery of beers, ciders and spirits as well as a large screen television.
Restaurant - the Restaurant is situated on the right hand side upon entry, again very well presented in a traditional and authentic style with wood burning stove, timber floors and exposed stone wall. This is a very welcoming environment popular with guests and customers seating approximately 20. 2 nd Restaurant/Function
Space – upon entry this area is accessed straight down the reception hallway leading into a rather spacious and versatile Restaurant/Function Room space overlooking the courtyard. At present this is used as a breakfast room but offers new owners a variety of different used including a dedicated Restaurant space, small Function Room to cater for family celebrations, birthdays etc and offering true potential to be harnessed by new owners. Letting Bedrooms – there are a total of four ensuite Bedrooms in the property 2 at the rear and 2 on the first floor level. The letting bedrooms are exceptional and are furnished and decorated to a superbly high standard. All rooms are double sized with ensuite facilities and styled in the manner of a boutique hotel.
SERVICES - We are advised that all mains services are connected.
SERVICE AREAS - Service areas in the property include a well equipped commercial kitchen situated on the ground floor, a cellar and a number of stores and outside spaces. There is also an office, laundry room, utility room, pantry and cellar.
EXTERIOR - One of the most attractive aspect of the Inn at Kingsbarns is the beautiful south-facing exterior which captures the sun for the majority of the day. There is a customer dining/beer garden area to the front with the Inn guests enjoying a superb landscaped courtyard area to the rear. The business also has shared access for the car park to the northward part of the business which allows safe ingress and egress for customers. There is also a large garden shed.
Terms
TRADING FIGURES - Trading figures will be made available after a formal viewing. However, the business performs very well with turnover derived on the majority from food and room sales.
TENURE - Freehold.
PLANNING PERMISSION - Our clients have a number of planning consents passed or in progress with the Local Authority for the valuable conversion and re-configuration of the premises to create owners/family accommodation, 2 further letting bedrooms, managers flat as well as the possible residential conversion of the business and property. Sight of the various Planning Permissions will be made available to seriously interested parties after speaking with the agents.
PRICE - Offers over £635,000 are sought for the heritable property, goodwill of the business and all fixtures & fittings pertaining thereto.
Specification
- Beautifully appointed Village Inn with Rooms close to St. Andrews
- Recently renovated and upgraded
- True “honeypot” trading location
- Bar area (10 covers)
- Well appointed Restaurant with real fire (20 covers)
- 4 beautifully appointed superior Letting Bedrooms, all ensuite
- Restaurant (30 covers)/Function Area (50 guests)
- Planning Permission in place for business development
- Many extras including courtyard & car parking area