Key Features
Historic 17th-century Inn with 14 en-suite letting rooms
Public bar, FORTYFIVE Bistro, and whisky tasting room
Separate four-bedroom owners’ lodge
Prime Auldearn village location with direct A96 access
Strong year-round trade with multiple income streams
Excellent online reviews
Outside space of over one acre with parking and outbuildings
Scope for events, expansion, and alternative accommodation
Highlight
Historic 17th-century Inn in a prime Auldearn location with direct A96 access, featuring 14 en-suite rooms, bar, bistro, and whisky tasting room. Set on over an acre with a four-bedroom owners’ lodge, it benefits from strong year-round trade, excellent reviews, and scope for expansion or events.
Description
The 1645 Inn and Lodge, located in the picturesque village of Auldearn just two miles from Nairn, is a historic and beautifully maintained property. Originally a mill, it was converted into a hotel in 1973, and was rebranded as the 1645 Inn by the current owners in honour of the Battle of Auldearn.
The Inn features 14 comfortable en-suite bedrooms, a welcoming public bar, whisky tasting room, and the acclaimed FORTYFIVE Bistro, combining charm, comfort, and culinary excellence.
A separate four-bedroom owners’ lodge provides ideal accommodation for family or staff.
Set on over an acre, this single storey property benefits from plentiful parking and well-tended gardens, making it a versatile and highly desirable business opportunity.
Trade
The 1645 Inn and Lodge offers 14 well-appointed letting rooms, all with en-suite facilities. The business benefits from strong year-round trading, attracting both leisure tourists and business travellers, and resulting in exceptionally high occupancy rates and a high turnover. Revenue is derived from multiple streams, including the highly regarded FORTYFIVE Bistro, a welcoming public bar, curated whisky tasting experiences, and home-cooked meals prepared from scratch using locally sourced ingredients.
The public bar operates Monday to Wednesday from 11:00 to 24:00, Thursday to Saturday from 11:00 to 00:30, and Sunday from 12:00 to 24:00. The Inn enjoys excellent customer feedback, with TripAdvisor rated at 4.5/5, Booking.com at 8.2/10, and Google at 4.7/5.
Location
The 1645 Inn and Lodge enjoy an excellent location in the picturesque village of Auldearn, just two miles east of Nairn, with direct access from the A96, one of Scotland’s main east coast routes. This prime position ensures significant passing trade from both tourist and business travellers, providing a steady stream of potential customers throughout the year.
The area is popular with visitors exploring the Moray Firth coastline, nearby distilleries, golf courses, and historic sites, making it a highly desirable location for a commercial Inn.
Auldearn also benefits from a strong local community, falling within the catchment areas of Auldearn Primary School and Nairn Academy, adding further appeal for families and staff. Its combination of visibility, accessibility, and village charm ensures outstanding trading potential and consistent footfall.
Accommodation
The Property
The 1645 Inn comprises a converted mill dating back to the 17th century and features a slate roof and stone walls giving the property its distinctive character and charm.
The entire property benefits from being on one level and over the years, several extensions have been added, including a 6-bedroom wing, which is finished with rendered walls, and primarily a tile pitched-roof extension.
At the front, a welcoming reception area provides an accessible entrance. The east wing houses the FORTYFIVE Bistro, alongside a whisky tasting room and a decked outdoor space connecting the two. The west wing features the public bar, with further outdoor seating available.
Owners Accommodation
The owners’ accommodation is a spacious and inviting four-bedroom home, constructed from timber frame and timber cladding with a tiled roof, complemented by an extension of partial concrete block cladding and dry harling. Spanning approximately 119 m², it offers four beautifully appointed double bedrooms and a bright sun lounge with triple-aspect windows and French doors, complete with a stylish herringbone wood floor. Double doors from the sun lounge lead into a stunning, modern kitchen–diner, featuring a range-style gas hob and cooker, plus a dining area that comfortably seats eight. A handy utility room adds convenience, while the luxurious bathroom boasts a separate shower and bath, dual washbasins, and generous storage. Fully double-glazed and with gas central heating, the Lodge provides a comfortable, elegant, and private living space for the owner.
Terms
Reason For Sale
The 1645 Inn and Lodge has been lovingly refurbished and maintained since 2019. Retirement brings this attractive business opportunity to the market.
Rates / Council Tax
The Inn has a rateable value £18,500 at April 2023, property reference number 08/09/024600/3. This includes a residential apportionment of £2,500.
The Lodge has a Council Tax Band of B reference number 08/09/02460/6.
Finance and Legal Services
ASG Commercial Ltd is in touch with a variety of different lenders who can provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction where appropriate. We also have many contacts in the legal profession who can assist in all legal matters arising.
Specification
The property is connected to mains electricity, gas, water supply and drainage. A wood-burning stove is installed in the public bar.
The Inn is served by two commercial gas-fired boilers, arranged to operate in two separate halves of the building, providing flexibility of use. The lodge is served by one natural gas combi boiler, with the gas supplied from a single feed via the Inn. Electricity and gas supplies to the lodge are also taken from a single feed via the Inn. A satellite-based emergency alarm system is installed in the lodge and is linked to the Inn.