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Attractive 4 Bedroom Guest House in Inverness

Inverness, Scottish Highlands
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Kemps Guest House / Rightbiz


Dating from the early 1930s, The Kemps Guest House is a deceptively generous property benefitting from a most prominent trading location close to Inverness city centre. This excellently presented home and business is ideally positioned adjacent to a range of retail units and close to city centre facilities. 

The Kemps benefits from a corner situation and is an attractive and impressive property. The internal aspects are all presented in true walk-in condition and this is a must-view property for anyone wishing to operate a family business and live in a comfortable home. One of the key aspects of this property are the 4 letting bedrooms (3 en-suite and 1 with private facilities) which are presented to a high standard; these letting rooms are all situated on the ground floor. The other guest areas include a spacious lounge plus a comfortable dining room.  The accommodation provision allows for flexible options which suit the lone traveller, couples, families or small groups. 

The extensive owner’s accommodation is situated on the first floor, offering a lovely and completely private living area comprising 3 bedrooms, family lounge / dining area, office, shower room and store. There is scope to utilise two of the owner’s bedrooms for letting purposes should new proprietors wish to maximise income; such a change would only require minor alterations. On the ground floor there is a modern kitchen and further storage.

The present owners purchased The Kemps Guest House in March 2002 and have enjoyed a rewarding and successful lifestyle to date. They have developed and maintained their business to a consistently high standard but it is due to their wish to retire that this superb business and excellent home is now available to the market. 

Trading as a quality guest house, the business operates mainly year-round but on a restricted basis to suit the current operator’s personal preferences. Presently the vendors do not open their business for lettings over weekends and restrict booking periodically throughout the year. The Kemps has a strong reputation as recorded on a number of web-based review sites. The business has established itself as popular accommodation resulting in a regular stream of repeat trade, many of whom have visited the business over many years. Trading 4 comfortable letting bedrooms, the businesses trade is derived from the many tourists who visit Inverness plus a steady requirement from business visitors throughout the year. 

Tourism, a key driver of trade, includes the many guests who play golf, fish, partake in cycling holidays, undertake walking and climbing holidays or those who participate in more sedate excursions of the Highlands taking in the many historical sites. Inverness is the capital of the Highlands with many one-off events, concerts, shows etc. which also adds to the mix of clientele. The owners utilise portal websites and their own website to generate bookings. The business has an on-line booking system (freetobook) which simplifies the booking process. Forward bookings for 2018 summer season are looking very positive. 

The centre of Inverness (rail and bus station) is about a 15-minute walk from the guest house and The Kemps is ideally situated for those either visiting nearby shops, restaurants etc. or working in the City. Inverness has extensive facilities for residents and visitors boasting 2 golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland’s medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie’s final futile attempt to gain the throne in 1746. Whether it is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. Inverness is routinely the start and end point of the popular North Coast 500 Route. Commercially and socially Inverness is a vibrant and growing City and with such expansion comes many opportunities. Such growth benefits established hospitality businesses, ensuring a potential year-round trading opportunity. Schooling and social / welfare facilities are available locally. UHI also has a new vibrant campus which is indicative of Invernesses growing popularity as an attractive place to live. 

Of traditional construction, built around 1933, The Kemps Guest House is a substantial detached villa under a pitched slate roof. The property since it was first constructed has been developed to offer more expansive accommodation. The Guest House is deceptively spacious with accommodation being laid out across 2 floors, benefitting from double glazing throughout. 

Entry to the property is via a substantial partially glazed solid wooden door which leads into the hallway. To the right is the cosy guest lounge which offers a comfortable space for visitors to relax. The lounge is set to sofas and a chair and has an electric feature fire place, benefitting from a large window, this is a bright and airy room.  Off the corridor and set to the ground floor are all the current letting bedrooms, providing ease of access for less able / mobile guests. Further along the corridor is the breakfasting room which is laid out to 6 place settings.   

In total the guest house has 4 letting bedrooms which are all well-equipped with attractive furniture. All rooms are centrally heated and in-room services include TV / DVD, hospitality trays, hairdryers, radio alarm clocks etc. En-suites and the private bathroom are presented to a high standard throughout. The letting rooms are configured as follows:

Ground Floor
Room 1 – Double room with en-suite shower room
Room 2 – Twin room with en-suite shower room
Room 3 – Single room with en-suite shower room
Room 4 – Single room with private bathroom facilities

A most beneficial aspect of this sale is the very spacious 3-bedroom private owner’s accommodation, set on the first floor. Stairs lead to the first floor, here there is an initial landing where there are 2 double bedrooms (1 double and 1 single) which are attractively presented. Also off the landing is a modern and well-presented shower room. The landing leads to the very large family lounge / dining room with double aspect windows. Within the corner of the lounge there is a small but well-formed office. Leading from the dining area is the master bedroom with extensive fitted wardrobes.  Set to the ground floor, the house also benefits from a modern and well-appointed kitchen with floor and wall-mounted units. The kitchen is ideally located adjacent to the dining room. There is a compact utility room set with washing machine and dryer. Throughout the property there is ample general storage.

An indicative layout plan and room sizes are available upon request from ASG Commercial Ltd, the sales agent.

A beneficial feature of this sale is its location and well-kept gardens. With prominent signage, The Kemps Guest House has a substantial property frontage and is in an easy-to-locate position. The property has off-road parking for up to 6 cars. There are highly attractive and well-maintained enclosed gardens to the front and rear mainly laid to lawn with well-kept borders. The rear gardens include a patio / BBQ area plus a drying space. There is a garage and workshop to the rear aspects offering ample workspace.  The guest house offers secure motorcycle and bike storage and has external lighting.

The property benefits from mains electricity, gas, water and drainage. The house has gas-fired central heating. The guest house complies with environmental health requirements and has an integral hard-wired fire alarm system. The property has Wi-Fi throughout.

Listing Details
Freehold Price: £350,000
Tenure: Freehold
Sector: Bed And Breakfast, Holiday Businesses, Accommodation Businesses
Annual Turnover: Available upon request
Annual Net Profit: Available upon request
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