Forss House HotelBridge of Forss | By Thurso | Caithness

Forss House HotelBridge of Forss | By Thurso | Caithness | KW14 7XY

Inverness 115 miles, Thurso 3.5 miles, Wick 25 miles

An Immaculate Country HouseHotel set within approximately 16acres

• 14 en-suite bedrooms, bar and restaurant

• Attractive Georgian Property

• 2 cottages (currently used as letting

accommodation)

• Main building dates from 1810

• Full Service hotel

• Set in approximately 16 acres of grounds

Forss House Hotel is situated at Bridge of Forss,approximately 3 and a half miles west of the town of Thursoand close to the A836. The hotel enjoys a private setting inapproximately 16 acres of ground on an elevated site abovea meander of the River Forss with views to the north-west.The hotel is approached by a private tarmacadam drivewayand set in an area of mature woodland.

Thurso, which is Scotland’s most northerly town, is locatedapproximately 3.5 miles to the east of the property on the

north coast of Caithness. There are hospitals, secondaryschools and swimming pools in both Thurso and Wick.

The area is renowned for its rich history, wide open spaces,big skies and spectacular terrain of mountains, lochs,coastline and beaches. The fauna and flora is abundant anddiverse from whales, porpoises and seals to birds of prey,deer and rare plant life. Outdoor enthusiasts enjoy mountainbiking, walking, kayaking, surfing, golfing and traditionalcountry sports including a choice of some great salmon

fishing, the best of Europe’s trout fishing and sea anglingwhich has attracted World Championships. John o’Groats,one of Scotland’s best known attractions is locatedapproximately 25 miles to the east.

Nearby Scrabster is a gateway to the ever popular OrkneyIslands and there are regular ferry services. There are alsoregular bus and rail services available from Thurso and thereare flights from Wick to Edinburgh and Aberdeen.

Situation

Historical NoteForss House Hotel is a Georgian Grade B listed house builtin 1810 and set in approximately 16 acres of woodland andgarden. The property was once owned by Major Radclyffe,great adventurer, renowned falconer and hunter of his timeand there is evidence throughout the property of his varioushunting trophies and photographs.

PropertyForss House is a substantial building constructed of harledstone with mostly pitch slate covered roof. Theaccommodation is arranged on 3 floors with an attic in themain part of the house. A castellated addition wasconstructed on the north side of the house by MajorRadclyffe in the 1930’s to accommodate his trophies; thisnow forms the main entrance. During the late 19th/early 20thcentury a two storey extension was added on the north-westside in the style of the original property. In the post warperiod a timber and stone conservatory has been built on thesouth-east side which is in keeping with the rest of theproperty.

A private driveway leads from the main A836 road to thefront entrance of the hotel. To the east of the south of thehouse are lawns and formal gardens together with two singlestorey properties which accommodate some of the lettingrooms. The remainder of the grounds are woodland policies.

Internal Accommodation

Main entrance door leading to a lounge / trophy room.

BarWith timber bar server, approximately 20 covers, openfireplace.

Private dining room / meeting roomFor approximately 14 covers with open fireplace and woodpanelling.

Main Dining Room26 covers with open fireplace and a door through to aconservatory breakfast room with 26 covers.

Letting Accommodation:There are 8 en-suite letting rooms within the hotel building(located over lower ground, ground and first floor levels) witha further 6 rooms/ suites located within the 2 cottages in thegrounds. All of the rooms are en-suite, fitted out to anexcellent standard and all are of good proportions.

Attic FloorCurrently used as staff accommodation – 2 bedrooms, 2Bathrooms.

Other Areas The property contains a modern professional kitchen, cellar,dry store, storage rooms, laundry and a management officetogether with ladies, gentlemen and disabled WC’s.

ExternalThe property comprises approximately 16 acres in total andis a mixture of formal gardens, lawns and woodland. There isample private parking adjacent to the main hotel building.

Trading Information Sales for the year ended March 2014 show sales of£419,000. Fully audited accounts are available to thosegenuinely interested after viewing the business. Pleasecontact the selling agents for more details.

The Business Our clients have owned the hotel since 2004 and haveinvested and restored the property to its fantastic conditionseen today. Forss House operates year round and attractsthe expanding higher end of the leisure and business tourismmarket witnessed by impressive sales growth.

The hotel and cottages are in immaculate condition and istruly a ‘walk-in’ business which would be an ideal propertyfor a chef proprietor/ husband and wife partnership.

The accommodation, food and beverage and function tradehas proved to be a successful mix and the business isshowing healthy turnover and profitability. The restaurant,which is open for dinners, is popular within the local area andboasts 2 AA rosettes.

With the mix of accommodation, food and beverage tradethe sale of Forss House Hotel provides a fantasticopportunity for an operator within the trade looking topurchase a high quality hotel which is presented inimmaculate condition and has a good trading profile withpotential to take forward further.

Mill HouseIn addition, the owners of the hotel also own a very attractive3 storey property within a former Mill House which is locateda short distance to the south east of the house, overlookingthe River Forss. This Property is available by separatenegotiation – further details from the Selling Agents.

Description

Not to scale for guidance only

©Crown copyright 2005. All rights reserved. Licence Number 100020449. Survey Scale . 1:2500 Plotted Scale 1:2500P

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Services Mains electricity, water and drainage.

Heating is supplied by a biomass system recently installed. The renewable heat incentive payments (RHI) areavailable by separate negotiation.

Tenure The business is offered for sale on an absolute ownership (freehold equivalent) basis.

Business RatesThe Rateable Value was £27,000 for the year commencing April 2014.

Energy Performance RatingB

Local AuthorityHighland Council, Glenurquhart Road, Inverness, IV3 5NX. Tel: 01463 702000.

LicenseThe Property benefits from a full premises licence.

ViewingNo direct approach may be made to the property. For an appointment to view please contact the agent.

OffersOffers are to be submitted in Scottish legal terms to the selling agents Strutt & Parker LLP, 9-11 Bank Lane,Inverness, IV1 1WA. A closing date for offers will probably be fixed and prospective purchasers are advised toregister their interest with the selling agents in order to be kept fully informed of any closing date that may befixed.

General

From Thurso take the A836 West and after approximately 3.5 miles the entrance into Forss House Hotel is seenon the right hand side.

Travel Directions

Tel: 01463 719171The Courier Building,

9-11 Bank Lane, Inverness, IV1 1WA

inverness@struttandparker.com

www.struttandparker.com

SSppeecciiaall CCoonnddiittiioonnss ooff SSaallee1. The purchaser shall within 5 days of conclusion of missives make payment as a guarantee for due performance of a

sum equal to 10 per cent of the purchase price on which sum no interest will be allowed. Timeous payment of the saidsum shall be a material condition of the contract. In the event that such payment is not made timeously the seller reserves the right to resile without further notice. The balance of purchase price will be paid by Bankers Draft at the date of entry and interest at five per cent above The Royal Bank of Scotland base rate current from time to time will becharged there on from the term of entry until payment. Consignation shall not avoid payment of the foregoing rate of interest. In the event of the purchase of any Lot(s) failing to make payment of the balance of the said price at the dateof entry, payment of the balance of the purchase price on the due date being the essence of the contract, the seller shallbe entitled to resile from the contract. The seller in that event reserves the right to resell or deal otherwise with the subjects of sale as he thinks fit. Furthermore he shall be entitled to retain in his hands the initial payment of ten per centherein before referred to which shall be set off to account of any loss occasioned to him by the purchasers' failure andin the event of the loss being less than the amount of the said deposit the seller shall account to the purchasers for anybalance thereof remaining in his hands.

2. The subjects will be sold subject to all rights of way, rights of access, wayleave, servitude, water rights, drainage and sewage rights, restrictions and burdens of whatever kind at present existing and whether contained in the Title Deedsor otherwise and whether formally constituted or not affecting the subjects of sale.

3. The seller shall be responsible for any rates, taxes and other burdens for the possession and for collection of income prior to the said date of entry. Where necessary, all rates, taxes and other burdens and income will be apportioned between the seller and the purchasers as at the said date of entry.

4. The minerals will be included in the sale of the property only insofar as the seller has rights thereto.

Reproduced from the Ordnance SurveyMapping with the permission of theController of Her Majesty’s StationeryOffice. Crown Copyright(ES763454). NOT TO SCALE

If you require this publication in an alternative format, please contact Strutt & Parker on tel 01463 719171. IIMMPPOORRTTAANNTT NNOOTTIICCEE Strutt & Parker LLP for themselves and for the Vendors of this property, whose agents they are, givenotice that: 1. The particulars are intended to give a fair and substantially correct overall description for the guidance ofintending purchasers and do not constitute part of an offer or contract. Prospective purchasers and lessees ought to seektheir own professional advice. 2. All descriptions, dimensions, areas, reference to condition and necessary permissions foruse and occupation and other details are given in good faith, and are believed to be correct, but any intending purchasersshould not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwiseas to the correctness of each of them. 3. No person in the employment of Strutt & Parker LLP has any authority to makeor give any representations or warranty whatever in relation to this property on behalf of Strutt & Parker LLP, nor enter intoany contract on behalf of the Vendor. 4. No responsibility can be accepted for any expenses incurred by intendingpurchasers in inspecting properties which have been sold, let or withdrawn. Photographs taken in September 2010.MMEEAASSUURREEMMEENNTTSS AANNDD OOTTHHEERR IINNFFOORRMMAATTIIOONN All measurements are approximate. While we endeavour to make oursales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact thisoffice and we will be pleased to check the information for you, particularly if contemplating travelling some distance to viewthe property.

Tel: 020 7629 7282 13 Hill Street, London W1J 5LQ london@struttandparker.comwww.struttandparker.com