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Substantial 5-Bedroom Bed & Breakfast Near Forres For Sale

Forres, Moray
Asking Price:
Available on request
Net Profit:
Available on request

• Stunning 4-Star STB bed and breakfast close to the ever popular town of Forres just off the A96.

• Charming church conversion with 5 quality en-suite bedrooms providing a desirable “home and income” lifestyle opportunity.

• Exceptionally roomy, stylish and characterful public areas providing recreational facilities seldom available in a bed and breakfast operation.

• Most comfortable owner’s living space with some further development potential subject to planning consents.

• Includes spacious grounds with plentiful gravel parking, lawn and patio to the rear of the property.

Property Information



Living Accommodation:

This includes a large living room, office space, open plan kitchen/ dining room and utility room with WC. There is a porch to the rear of the premises which allows access to the back garden.

The country kitchen is most spacious and boasts a wide range of functional equipment. The kitchen has a wooden floor and a small seated area to the side. Off the kitchen are ancillary preparation rooms plus ample chilled and freezer storage, there is also additional storage facilities and staff WC. The owners retain two of the above bedrooms for their personal use.


The Old Kirk is 3 miles from Forres in Moray and 25 miles east of the Highland capital Inverness. Forres’ impressive parks and gardens with outstanding floral sculptures have led to many awards from the prestigious Britain and Scotland in Bloom competitions. A Royal Burgh since 1140, Forres is one of Scotland’s oldest towns, and also one of its most attractive which is steeped in history. The area is popular as a residential location but is also popular with tourists. Forres makes a great base to explore the beautiful Moray Firth region which has something for everyone’s taste; historical monuments, museums, castles, visitor centres, etc. The town has a long established history with whisky distilling and being on the Whisky Trail; Dallas Dhu Distillery which lies just south of the town is no longer in production but is maintained in working order by Historic Scotland. Benromach Distillery is an active distillery with a visitors’ centre and is located just off the Forres bypass. The Town has a popular 18-hole golf course plus many others within a short drive. The Moray coast has some stunning white sandy beaches; the most notable being at Findhorn and Culbin Sands Nature Reserve. The River Findhorn just to the West of the town is a famous salmon river but also plays host to a range of river activities to include white water rafting, kayaking etc. The wide ranging countryside offers fantastic walks. This thriving town has a growing population with almost 15,000 inhabitants. Housing developments grow at a pace to the south to the Town. Two miles north east of Forres is Kinloss Barracks, home to 39 Engineer Regiment. Local amenities including schooling, social and welfare facilities are of an excellent standard.

Premises Details:

The Old Kirk Bed and Breakfast is a striking property set on the outskirts of the village of Dyke, some 3 miles from the centre of Forres. This magnificent home and business has an imposing roadside façade within a rural setting. The property is easily recognised and benefits from prominent signage. Dating from 1856 this glorious church building was renovated into its current layout in 1997. The conversion process was undertaken sympathetically in order to retain many of the architectural features still present today. The abundance of exposed stone work, arched windows and the retained stained glass window coupled with the excellent quality of décor and lavish fixtures and fittings make this a must view property. Externally the property has well-maintained garden grounds and ample parking for private and guest use. The property exudes quality and comfort reflective of the 4-Star STB status. An exceptional aspect of this proposition is the most spacious proportions of the rooms and the sumptuous guest areas.

The Old Kirk Bed and Breakfast trades year-round but on a leisurely basis to suit the vendor’s personal preferences and family circumstances. The income earning aspects of this most attractive sale are 3 superb quality en-suite letting bedrooms. The rooms have modern and spacious en-suite facilities which are reflective of the standards throughout. There is scope to develop the property which could increase the letting accommodation further should new owners so wish. Moreover, new owners could also undertake an evening meal service which is sought after by some of the guests.

The Old Kirk Bed and Breakfast is well-sign posted and located 3 miles from Forres. The property is mainly of stone construction under a slate roof and all the windows, aside from the stained glass, have recently been double glazed. Dating from circa 1856 this traditional church building reflects its origins with a number of unique features. The property boasts comfortable guest facilities bringing together modern amenities without compromising the traditional character, the public areas are opulently furnished and attractively decorated.

Entering the Old Kirk through large robust timber doors the property opens up into a spacious Hall dominated by a striking wooden feature staircase. This subtly divides owner’s accommodation from public areas. The ground floor is slightly elevated and offers access into the dining room to the left.

The first floor is well lit and attention is drawn to an original stained glass window. The spacious hall opens up offering access into three guest bedrooms, a charming drawing room/library and a grand guest lounge. This large room is split into three main areas, a lounge, mezzanine area and a seated area enjoying a huge stained glass window as a backdrop. There is also a cosy log burning stove.

Room 1 (ground floor) – Double en-suite shower room – Currently occupied by the owners this spacious room includes a beautifully wooden carved double bed in a well-lit space. The bathroom includes modern built in storage facilities and a twin door walk in shower.

Room 2 (ground floor) – Double en-suite shower room – Presently in use by the owners, a large double room with arched coving allows the wooden carved wardrobe to fit perfectly into the room with matching double bed and lighting from broad windows.

Room 3 (first floor) – Twin en-suite shower room – The arched entrance opens into the French-style bedroom including two single beds. This room’s exposed stone wall keeps with the original character of the building, with a single Romanesque window allowing natural lighting. The bathroom consists of a large bath and separate walk-in shower all with a neat wooden panel finish.

Room 4 (first floor) – Double en-suite shower room – Including a spectacular four poster double bed facing high arched windows, the built in coving allows the matching wardrobe to fit into the walls without compromising floor space.

Room 5 (first floor) – Double en-suite shower room – A large double room with a blend of traditional materials and modern touches.

All the rooms have en-suite facilities, benefit from central heating and are equipped with TV, radio/alarm plus tea/coffee making facilities. The business has internet access (Wi-Fi).

The Old Kirk Bed and Breakfast is set within its own grounds partially laid to lawn with a number of shrubs, there is also a small patio area plus ample gravel car parking and an attractive turning circle. Within the grounds there is additional external storage to the side of the building along with stables to the rear of the garden. The current owners lease an area of pasteurised land adjacent to the property which is rented on an annual basis.

The business benefits from mains electricity and water with private drainage. Electricity is utilised for cooking. Central heating and hot water is supplied via an oil-fired boiler. The subjects are fully double glazed apart from the stained glass window. The business is fully fire compliant.

Business Operation

Reasons for selling:

The current proprietors have operated the business since March 2008 and it is their desire to relocate and retire from the hospitality sector that brings this fine home and business opportunity to the market. This business is presented to the market in a truly walk in condition.

Other Information

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