Summary - THE ROYAL HOTEL, MARINE TERRACE IV11 8YN
1 bed 1 bath Hotel
Profitable coastal bolthole with rooms, parking and conversion potential.
8 individually finished en-suite letting bedrooms, quality furnishings and central heating
Owned biomass boiler; RHI payments c.£20,000 pa until 2035
Seafront-facing location with outdoor seating and evening sun over the firth
Spacious owner/manager accommodation plus two staff en-suite rooms
Generous public bars, restaurant (50 covers) and potential function-room income
Off-street parking for around 12 cars; additional roadside parking available
Winter trade under-marketed; hotel closes in November (growth opportunity)
Located in a very deprived area — seasonal demand outside main season can be limited
An attractive, fully licensed freehold hotel on Marine Terrace with established year-round trade and strong food reputation. The Royal Hotel offers eight individually finished en‑suite letting rooms, generous public bars, a modern restaurant and outdoor seating with evening sun and firth views — features that sustain tourist and local custom through the main season.
Significant recent investment reduces immediate capital expenditure: new ensuites, kitchen equipment, carpets, electrical distribution, roof works, loft insulation and a biomass heating system installed in 2015. The biomass boiler is wholly owned and remains eligible for RHI payments (around £20,000 per annum until 2035), supporting operating margins. The property includes spacious owner/manager accommodation, staff rooms and ample storage and service areas suitable for continued hospitality use.
There are clear upside opportunities for a new owner to increase turnover: reintroduce winter marketing and entertainment, reopen or repurpose the unused function room, convert the stripped-back studio to a self-contained flat or manager’s unit, or combine letting rooms into holiday-let units. The hotel currently closes for November, presenting scope to boost year‑round income.
Material considerations: the hotel sits within a community classified as very deprived, which affects local demand outside the tourist season. While the property has been substantially upgraded, some areas — including the unused function room and a stripped-back studio — require refurbishment or conversion to unlock full potential. Full accounting information is available to seriously interested parties after viewing.
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