For Sale, Under Offer £475,000 - Bed & Breakfast
The Old Manor B&B
ABOUT THE PROPERTY
Imposing and well-proportioned former manse, close to Carnoustie. The Old Manor stands in an elevated position with unrivalled views over agricultural land to the Tay Estuary and the North Sea, including to the Bell Rock, St Andrews Bay and as far as the Lammermuir Hills in East Lothian.
The hamlet of Panbride is a conservation area. The church itself dates from 1851 and is still used in the summer months. The Old Manor was built as a Manse and is believed to date from 1765 and to have been extended in late 19th century. The accommodation is attractively laid out, generously proportioned, extending to about 4,674 sq. ft. in all, and benefits from a wealth of period features.
The previous owners renewed the double glazing in 2005 and added the conservatory in 2006. The sellers acquired the property in 2015. Since then they have renovated the interior, including the installation of an impressive Scandinavian double-sided log burning stove, new carpets and flooring in 3 rooms and equipped it with new furniture and soft-furnishing throughout to appeal to more contemporary tastes.
The neighbouring farmlands are some of the most fertile in Scotland – the local agricultural district is often referred to in farming circles as the food basket of Scotland or ‘Golden Mile.’ Historically it is likely the parish was therefore one of the richer parishes in both the immediate and wider localities and this is reflected in the scale and generous proportions of The Old Manor.
The Old Manor benefits from gas central heating and has been double glazed in most of the principal rooms. Utility meters in both the Manor and the Annex enable usage to be tracked separately for each property e.g. business and residential.
The Old Manor has been run as a commercial B&B and is offered for sale on this basis. The ancillary accommodation provided by the Annexe is well presented to provide a private residence for the new owners or as a standalone letting property. All furniture, furnishings, dining & kitchen equipment and included in the sale (with the exception of a list of items noted as owner’s personal affects). This represents a ‘turnkey’ business opportunity that enables the new owners to generate revenue as soon as the sale is concluded.
Guest rooms are given the names of Scottish Castles, there are pictures of each castle stored in the attic off the family room should the new owners wish to reframe/hang them.
Entrance Hall, Drawing Room, Dining Room, Breakfasting Kitchen, Shower Room with WC, Utility room.
Bedroom 1 ‘Blair’ – 2 double beds, sleeps 4, shared ground floor bathroom.
Bedroom 2 ‘Balmoral’ – king-size bed, sleeps 2, en-suite bathroom.
Bedroom 3 ‘Dunnottar’ – king-size bed, sleeps 2, en-suite bathroom.
Bedroom 4 ‘Crathes’ – 2 double beds, sleeps 4, en-suite bathroom.
Bedroom 5 ‘unnamed’ maybe ‘Hogwarts’– family room sleeps 4, 2 single beds, 1 bunk bed, ensuite bathroom
Stairway to generous floored attic/loft room.
Bedroom 6 ‘Glamis’ – 1 double bed, sleeps 2, shared first floor bathroom.
Shared family bathroom.
Porch, Kitchen, Sitting Room, Conservatory, Bathroom.
Bedroom 7 – 1 double bed sleeps 2.
Bedroom 8 – large bedroom currently used as a gym.
Purpose Built Double Garage with adjacent Garden Store/Workshop. Established gardens with generous lawns, flower beds, shrub borders and a number of notable mature trees.
Stone gate pillars and a part paved drive lead up to gravelled parking and turning areas adjacent to the front door, and at the back of the house.
The principal entrance is in the west elevation; the panelled front door is covered by an open sided porch which leads into a vestibule with a partly glazed door and glazed side panels beyond which is the impressive Entrance Hall which benefits from a range of attractive features including dado rail, cornice and intricate ceiling rose with oak staircase rising to First Floor.
The Drawing Room is on the right-hand side and this contemporary room has a double-sided recessed fireplace and statement crescent shaped sofa as focal points as well as attractive period features such as cornicing and ceiling rose. This well-proportioned room benefits from dual aspect bay windows to the south and west that provide fantastic views across open farmland to the Firth of Tay and beyond.
The Dining Room again has a handsome array of period features including bay window, cornicing, picture rail and ceiling rose. The Dining Room also benefits from a panelled south facing bay window. Equipped with two large dining tables this room seats 14. There are additional tables and chairs stored in the attic off the family room if required.
Opposite the Drawing Room is west facing bedroom 1 ‘Blair’ again with cornice and ceiling rose as well as recessed shelving adjacent to a brick-built fireplace. The period features of this room could be enhanced with the installation of a log burner in the existing fireplace.
At the foot of the feature staircase is a Shower room which houses a WC, wash hand basin with a built-in cupboard unit below and an electric Aquavisa shower unit.
Moving to the rear of the property from the Entrance Hall, underneath the stairs there are 2 connecting doors that lead to the Annexe, these doors are lockable to enable the Annexe to be completely private. Beyond is a large Breakfasting Kitchen with bespoke floor and wall mounted units with built-in spotlights, 110 Rangemaster cooker and a built-in Samsung fridge freezer. Integral to the Kitchen is a staff dining or preparation area located within a west facing bay window with feature timber panelling.
A door leads from the Kitchen into a rear Utility Room, which has fitted floor and wall mounted units, a stainless-steel sink and a top loader washing machine and tumble dryer. A back door leads to a gravel parking area, log store and large summerhouse at the northern elevation of the property.
A handsome oak staircase with attractive carved handrail rises to a split landing. On the northern side is
Bedroom 5 ‘family’ room which benefits from a picture window, 2x single beds and 1x bunk bed, built-in cupboard with hanging space and an en-suite Bathroom with bath with electric shower over, wash hand basin and WC. A door leads to a rear staircase which rises to a floored loft on the Second Floor. The attic/loft is covered with low ceilings and is currently used for storage.
The southern landing from the top of the main staircase leads to the remaining bedroom accommodation. Bedrooms 2 ‘Balmoral’ and 3 ‘Dunnottar’ have wonderful south facing ocean views.
Bedroom 2 ‘Balmoral’ benefits from two-aspect windows one with raised coastal views, the other with countryside views towards Carnoustie as well as an en-suite Bathroom with shower unit, wash hand basin and WC. There is also a king-size mango bed, walk-in wardrobe with two hanging rails, a wooden storage unit and 2x oak bedside tables.
Bedroom 3 ‘Dunnottar’ benefits from raised coastal views as well as an en-suite Bathroom with bath unit with shower over, wash hand basin and WC. There is also a king-size mango bed, recessed cupboard with two hanging rails, another cupboard with built-in shelving and 2x oak bedside tables.
A third en-suite Bedroom 4 ‘Crathes’ overlooks the western elevation of the house and has an En-suite with bath and shower over, WC and wash hand basin. There are 2x oak double beds, a white drawer unit, another cupboard with built-in shelving and 2x white bedside tables.
Completing the Bedroom accommodation in the main house is bedroom 6 ‘Glamis’ which benefits from a wealth of period features including a feature fireplace with a cast iron hearth and surround below a timber mantel, dado rail and cornice along with an attractive ceiling rose. The period features of this room could be enhanced with the installation of a log burner in the existing fireplace.
The accommodation is completed with two airing cupboards off the landing as well as a family Bathroom which houses an electric shower unit, recessed bath with tiled step, wash hand basin, WC and bidet.
At the northern elevation of the property is a self-contained cottage or annex. It is well presented to provide a private residence for the new owners or as a standalone letting property.
Access to the annex is via its own front door, via its conservatory doors or through lockable connecting doors with the Manor.
There is a small porch at the front door of the annex which opens out to an open plan Kitchen and Sitting room with a small partition. The Kitchen benefits from floor and wall mounted units with a stainless-steel sink, built in electric oven and hob, a tiled floor and plumbing for a dishwasher. The Sitting room has a leather chesterfield 3-seater sofa/bed and rocking chair, TV, TV unit and book shelf, the room opens out via feature oak glazed doors to a conservatory with French doors opening out on to a patio and south facing garden.
The Annexe benefits from 2 Double Bedrooms (bedrooms 7 & 8), the first of which has a built-in wardrobe cupboard, gym equipment and has a door connecting it to the main accommodation at the Old Manor. The second Bedroom is a double located at the rear of the Annexe off a small hall which also leads to a Bathroom which has a bath with electric Redring shower unit over, WC and wash hand basin. The rear landing also has an airing cupboard which houses the gas fired Worcester boiler and a washing machine.
At the front of the property is a well-maintained tiered garden on two levels. The garden is south facing
and mainly laid to lawn with well-kept shrub and herbaceous borders which provide a wealth of spring and summer colour whilst several mature trees add to the attractive setting. A further notable feature is the stone wall that borders the property to the east.
The well-maintained and equipped summerhouse to the rear of the property is an ideal escape for the owners to rest and relax or could be opened up as a feature for guests to enjoy as part of the overall experience.
There is a Double Garage with a concrete floor and built from harled block walls with a timber framed and slate clad roof – this unit would be ideal to convert into a café (served by the main kitchen in the Manor) with additional seating in the grounds. There is also an adjoining Garden Store/Workshop with separate access – this
smaller unit would be ideal to convert into either a gym (moving the equipment from the annex) or as a ‘drying’ room for golfers to hang their wet kit overnight. The Garage benefits from an electricity connection.
In addition, there is a 12ft timber log shelter with a felt roof that sits on the gravelled parking area to the north of the property.
Angus Council, Angus House, Orchard Bank Business Park, Forfar, Angus DD8 1AX Tel: 0345 2777 778.
Mains electricity, water and gas. Private drainage to a septic tank.
Entry and Vacant Possession
Entry and vacant possession will be by mutual agreement and arrangement.
Turcan Connell, Princes Exchange, 1 Earl Grey Street, Edinburgh, EH3 9EE.
ABOUT THE LOCATION. CARNOUSTIE.
Carnoustie is a small seaside town located in Angus. Close to Dundee and within easy driving distance of Aberdeen, the town is most famous for its Championship Links Course. Apart from Golf, the town has a beach and seafront area, a number of bars and restaurants and a high street with independent shops and a small supermarket.
The Old Manor is about a mile outside the town, surrounded by farmland and with an unobstructed view of the sea.
Distance from Old Manor to…
Carnoustie 0.5 miles, Dundee 12 miles, Perth 34 miles, Aberdeen 58 miles, Edinburgh 70 miles (All distances are approximate).
Direct train services from Carnoustie to:
• London Euston overnight via the Caledonian Sleeper.
For the benefit of those with satellite navigation the property’s postcode is DD7 6JP.
When heading East on the A92 from Dundee to Arbroath, leave the dual carriageway at the Muirdrum Interchange on the A930 signposted to Carnoustie, Forfar, Muirdum and Crombie Country Park. Turn right on to the A930 to Carnoustie and follow the road for 0.5 miles before turning left onto the minor public road. Follow this road and take the left hand turn at the crossroads and The Old Manor is the first property on the right hand side – the driveway is through the stone gate pillars.
The Old Manor, Panbride, Carnoustie
Located in Panbride, just outside of Carnoustie, The Old Manor is close to the sea and surrounded by farmland.
Carnoustie is best known for its Championship Golf Course which is regularly home to the Open Championship; next being played at Carnoustie in 2018.
The town is a vibrant tourist attraction with active community groups promoting a wide range of interests/causes. These links illustrate the type of activity that matters to the local population of 13k residents: –
Golf has been played in Angus for more than 450 years. Its popularity is down to the world-famous challenge of links courses combined with their breath-taking coastal scenery.
There are 34 golf courses, a host of cosy pubs and many other tourist attractions, all within an hour’s drive.
Carnoustie has its own golf course Carnoustie Golf Links which plays host to the R&A Open Golf Championships and has 3 courses – Championship, Burnside and Buddon Links. The golf course is owned by the people of Carnoustie and managed by a charity, details can be found at this link:
The coastline is within 5 minutes’ walk from The Old Manor, the local beaches offer many attractive walks and have a wealth of nature/wild life.
Dundee is Scotland’s fourth city with a population of circa 150,000. Commonly known as ‘The City of Discovery’, Dundee has three Universities as well as thriving Bio-Medical and Technological Industries. Dundee Airport is situated on the city’s waterfront. There are also dual carriageway road links between Arbroath and Dundee and further links northwards to Aberdeen, westwards to Perth and from Perth onwards to Stirling, Edinburgh and Glasgow.
Dundee has a significant retail base and offers a wide array of Sporting, Leisure, Banking and Professional Services. Dundee is an ever-evolving city and the regeneration of the Waterfront is ongoing with the
new Victoria and Albert Museum opened in 2018 – the only V + A museum outside London. Dundee airport offers direct routes to London Stansted, Edinburgh and Glasgow Airports offer a wide range of international services.
e. Core business revenue:
Room rates are the core business revenue of the guest house.
These can be offered on a room only basis or with dinner/breakfast.
The indicative commercial file available from the owner shows core revenue of
£ 124,000 per annum.
f. Incremental revenue:
Making incremental use of the existing facilities and cost base to extend the products/services offered could result in incremental revenue e.g.:
• Online retail
• Outside catering
The indicative commercial file available from the owner shows incremental revenue of
£ 15,000 per annum.
g. Indicative commercials
The owners have produced a set of indicative commercials that are available upon request. It is an excel spreadsheet that allows users to change cells e.g. occupancy % or price per room to illustrate different ‘what-if’ scenarios.
£ 139k is a conservative annual projection of Old Manor Carnoustie revenue potential.
i.e. sum of e) core £124k + f) incremental £15k
The domain www.oldmanorcarnoustie.com is included within the sale as is the website. The owner paid Carnoustie Creative to build the original website in WordPress the buyers would be able to maintain the site themselves or engage Carnoustie Creative for help/support. There is no contractual obligation to use Carnoustie Creative but they are extremely friendly and offer good value for money.
The Old Manor Carnoustie is listed on Facebook. It is currently hidden from any searches. The owner will transfer across the existing Facebook at no extra cost if required. The owner will also grant permission to use photographs and video.
iii. Air B&B
The Old Manor Carnoustie is listed on Airbnb. It has never been active and is currently hidden from any searches. The owner will transfer across the existing Airbnb at no extra cost if required. The owner will also grant permission to use photographs and video.
iv. Carnoustie Country
Carnoustie Country is the golf tourism website run by Angus Council. The Old Manor is not currently listed in the ‘stay’ section but the new owners would be advised to feature it on this website.
v. Visit Angus
Visit Angus is the tourism website managed by Angus Council.
Old Manor is currently listed as self-catering on the Visit Angus website. This website features a category for B&B/Guest House so it’s possible to move the listing under this category if required. The listing will need updating by the new owners.
vi. Golf Publications
The new owners would be advised to advertise with these publications to attract visiting golfers to stay at the Old Manor.