126 High Street
Kinross KY13 8DA
Price:- Fixed price £275,000
Viewing:- Through Andersons LLP 01577 862405
RThe Roxburghe Guest House is an extensive End Terraced Stone Built dwelling dating back to the 19th Century. It is a well established and successful Guest House with an impressive level of new and repeat business all year round. Comprising 5 letting bedrooms, which sleep up to 14 guests, and owners' accommodation consisting of lounge/dining room, garden room/office, ensuite bedroom with patio doors to the garden To the rear of the property is an award winning garden, car parking area and outbuildings which present further development opportunities. The current owners have carried out redecoration and refurbishment works including replacement windows, both bathrooms and central heating boiler. In addition to the guest house facilities, the property has a self contained flat with lounge/dining room, two bedrooms, kitchen and bathroom. which is available at a guide price of £80,000. This currently provides a good source of income, but could easily be utilised as an independent owners residence, thus allowing the guest house facilities to be expanded.
The town of Kinross can offer a good range of shops, banks and other facilities including medical centre, sports centre, swimming pool, golf courses and active community clubs and organisations, while Milnathort offers local shopping for everyday requirements. Dunfermline (13miles) offers further local amenities and main line railway station with regular intercity trains. Edinburgh with its complete range of shopping, cultural facilities and international airport lies 24miles to the South and Kinross is well situated to take advantage of the M90 Motorway providing an ideal base for the commuter with access to Edinburgh, Glasgow, Perth etc.
The accommodation is currently set out for use as a guest house and is thus described however the potential to form a substantial family home will be obvious upon viewing. The letting accommodation comprises of five Bedrooms; a twin bedroom on the ground floor and two family bedrooms and one double bedroom and one twin bedroom on the first floor. The bedrooms on the Upper Level all benefit from wash-hand basins and all the letting accommodation has TV/DVD and tea/coffee making facilities which are included in the sale. The letting bedrooms have the use of a Bathroom and separate WC.
The ancillary areas include the Entrance Hallway, Dining Room which seats 15, Office, Kitchen, Laundry/Utility Room, dry goods Store and spacious crockery store.
The owners accommodation is located on the ground floor and comprises: large Sitting Room with Dining Area, spacious Double Bedroom with built-in wardrobes and En Suite Bathroom. There are large patio doors leading to the garden.
Details of Accommodation
Entrance Vestibule
0.95m by 1.45m (301 by 409)Access from a hardwood door with feature glazing leads to the Entrance Vestibule with a mosaic tiled floor. Half glazed door gives access to the Entrance Hallway. Entrance Hallway 2.57m by 2.09m (805 by 610)
The L-shaped Entrance Hallway gives access to the Dining Room, ground floor Bedroom 5 and the owners private accommodation. Staircase to Upper Level. Coat hooks. Ceiling coving. Wall mounted heating thermostat. One radiator. Letting Accommodation Dining Room 5.34m by 3.97m (1706 by 1300)
Welcoming Dining Room providing seating space for 15. Focal electric log effect fire with feature side display cabinet, mantle and hearth. Two fitted wall lights. Double window formation to the rear overlooking the garden. Inset shelf display area. Ceiling coving. Shelved crockery store measuring approximately 2.09m by 0.93m (610 by 300). Side cabinet providing breakfast display area and housing the coffee machine, cutlery and crockery. Door to Kitchen and return door to Entrance Hallway. Kitchen 3.46m by 2.05m (1104 by 608)
Fully equipped and fully tiled Kitchen fitted with a number of base and wall mounted units with contrasting worktop surfaces. Double oven, grill and eight burner gas hob with double cooker hood above. Inset stainless steel one and a half bowl sink with drainer and further circular stainless steel sink. Floor standing boiler. Tiled floor covering. Large window to rear with views of the garden. Access to the Office and return door to the Dining Room. Office/Sun Room 4.38m by 2.28m (1404 by 706)
The Office area benefits from large vertical glazing to the rear affording much natural light. The Office furniture, computer and software is included in the sale. Window to Laundry. External glazed door leads to the patio area. Plumbed for washing machine and space for tumble dryer. Access to Inner Hall and door to en-suite private Bedroom accommodation. One radiator. Inner Hall 2.21m by 1.37m (703 by 406)
Inner Hall gives access to the dry goods Store, Laundry and private Sitting Room. Coat hooks. Laminate floor covering. Dry Goods Store 1.64m by 1.13m (504 by 308)
The dry goods Store benefits from shelving and large wine rack. Laminate floor covering. Laundry 2.57m by 2.29m (805 by 706)
Provides adequate space for fridge/freezers and storing linen. Built-in shelving. Window to Office. Ceiling coving. Laminate floor covering. Ground Floor Bedroom 5 2.84m by 4.17m (904 by 1308)
Sizes at widest Accessed from the Entrance Hallway, the fifth Letting Bedroom is a twin room incorporating TV/DVD and tea/coffee making facilities. Window to front with deep display window ledge. Ceiling coving. Inset display shelf and shelved cupboard above. One radiator. Upper Hallway 3.90m by 5.64m (1209 by 1806)
Staircase with wooden balustrade leads to the L-shaped Upper Hallway which gives access to four Letting Bedrooms, Bathroom and separate WC. Window to rear. Ceiling coving. One radiator. Bedroom 1 2.96m by 3.78m (908 by 1204)
Twin Bedroom with window to rear and deep display window ledge. Inset display area with shelves. Ceiling coving. Wash-hand basin with tiled splashbacks and fitted mirror with wall mounted vanity light above. TV/DVD and tea/coffee making facilities. One radiator. Shaver point. Bedroom 2 3.71m by 3.98m (1202 by 1300)
Family Bedroom with wash-hand basin, tiled splashbacks, wall mounted mirror and vanity light above. Inset display area with shelves. Two large windows to the front with deep display window ledges. Ceiling coving. Deep cupboard with shelf and hanging rail and coat hooks. TV/DVD and tea/coffee making facilities. One radiator. Shaver point. Bedroom 3 4m by 3.52m (1301 by 1106)
Family Bedroom with two large windows to the front with deep display window ledges. Wash-hand basin with tiled splashbacks. Wall mounted mirror and vanity light above. Built-in cupboard. TV/DVD and tea/coffee making facilities. Ceiling coving. One radiator. Shaver point. Bedroom 4 3.47m by 3.14m (1104 by 1003)
Double Bedroom with two windows to the rear overlooking the garden. Wash-hand basin with tiled splashbacks, wall mounted mirror and vanity light above. TV/DVD and tea/coffee making facilities. Ceiling coving. One radiator. Shaver point. WC 0.97m by 1.75m (302 by 508)
Sizes at widest Comprising of white WC and wash-hand basin with tiled splashbacks. Large frosted window to the side with deep display window ledge. One radiator. Bathroom 1.57m by 2.75m (501 by 900)
Fully wet walled Bathroom fitted with a white suite comprising of WC, wash-hand basin with built-in storage unit below and bath with shower above. Frosted window to rear with deep display window ledge. Inset spotlights. Expelair fan. One radiator. Non-slip flooring. Owners Accommodation Sitting Room/Dining Area 5.83m by 4.88m (1901 by 1600)
Large Sitting Room with ample space for a Dining Area if required. Focal coal effect gas fire with marble effect inset, hearth and wooden surround. Two large windows to the front with deep display window ledges. Ceiling coving. Two radiators. Door giving access to Entrance Hallway and further door leads to the Inner Hall. Master Bedroom 5.53m by 4.11m (1801 by 1306)
Sizes at widest Large double Bedroom with built-in wardrobes with folding doors. Built-in dressing table with mirror and vanity light above. Window to side and sliding patio doors give access to the rear garden. Door to En Suite Bathroom. Ceiling coving. One radiator. En Suite Bathroom 1.99m by 1.91m (606 by 603)
Fully wet walled En Suite Bathroom comprising of white WC, wash-hand basin with built-in storage unit below and bath with hand held shower attachment. Window to side and further window to rear. Inset spotlights. Wall mounted electric fan heater. Expelair fan. Non-slip flooring. External Details Parking The property benefits from a substantial driveway to the rear which is accessed via an iron gate and provides parking for approximately five cars. There is a brick built single garage measuring 4.35m by 4.45m (1403 by 1407) or thereby. The garage incorporates power and light and benefits from a floored upper level measuring approximately 7.85m by 4.44m (2509 by 1407). The brick garage also incorporates a separate store room which is accessed via an external door. The store room has a wall mounted electric heater, power and light. It measures approximately 3.34m by 4.32m (1011 by 1402). The garage and store room offer huge potential for development e.g. self catering apartments (although prospective purchasers should satisfy themselves regarding the same). Gardens The extremely attractive landscaped garden located at the rear of the property won the Kinross in Bloom Business Garden 2006. The garden is fully enclosed and boasts flower beds, a selection of colourful planting, stocked areas, mature bushes and hedging providing screening. In addition there is a pond stocked with fish and a waterfall feature. Furthermore there is a large patio and barbecue area, clothes drying poles, rotary dryer and greenhouse. The Business Roxburghe Guest House trades throughout the year and is located in an ideal situation for business. Trading information is available upon request after formally viewing the property. It currently has a Restrictive Hotel Licence for selling alcohol. Planning Permission/Additional Property The vendors obtained Planning Permission to extend to the rear of the property, thus creating a larger Dining Room and erecting a Conservatory. This Permission has now expired and would have to be renewed. Included in the Sale All fitted floor coverings, window dressings, all white goods and greenhouse. Other items are available by separate negotiation. No Guarantees to the working order of the items included in the sale price are being made available to the successful purchaser.