The Cot House Inn, Sandbank, Dunoon, Argyll and Bute, PA23 8QS

Description

Presenting The Cot House Inn, a distinguished commercial hotel property located at The Cot House Inn, Cot House Road, Dunoon, Argyll and Bute, PA23 8QS. The establishment offers a unique investment opportunity in the heart of Scotland's picturesque landscape. It comprises six well-appointed rooms with en-suite facilities, flat-screen televisions and comfortable seating areas, and includes a restaurant, bar, garden and sun terrace.

Accommodation

Six well-appointed rooms, each with en-suite facilities, flat-screen televisions and comfortable seating areas; restaurant; bar; garden; sun terrace.

Location

Situated in Dunoon on the Cowal peninsula, Argyll and Bute, near Benmore Botanic Garden, approximately 3.4 km away. The property is close to several caravan parks, including The Cot House Caravan Park, Hunters Quay Holiday Village, Stratheck Holiday Park, Loch Eck and Invereck Caravan Park. Dunoon amenities and attractions include the Cowal Highland Gathering, Castle House Museum, Dunoon Castle Ruins, a cinema, swimming pool and leisure centre. The ferry route from Dunoon's promenade to Gourock is approximately half a mile from the property.

Tenure / Property Information

Investment Analysis

The £650,000 guide is the only supplied pricing evidence. No completed sales, commercial valuation, income statements, passing rent or sufficiently specific rental comparables are provided. The property's six en-suite rooms, restaurant, bar, garden, sun terrace and private parking support its described commercial hotel use, but operating performance and tenure are unknown. The Buyer's Premium and possible additional fees are also unspecified, so total acquisition cost cannot be established.

Investment Snapshot

Strategy Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, tenure and occupancy details, trading accounts, condition and compliance information, and confirm all buyer and additional fees before considering the property as an operating hotel investment.

Works Required

No specific works are evidenced. Before bidding, verify the condition, compliance and trading readiness of the six en-suite rooms, restaurant, bar, garden, sun terrace, parking and associated building services.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no refurbishment budget, supported GDV, rental income, tenure information or finance assumptions are provided. The unspecified Buyer's Premium and possible additional fees further prevent a reliable refinance calculation.

Buy-to-Let Analysis

This is described as a commercial hotel property rather than a standard buy-to-let asset. No passing rent, achieved income, operating accounts or specific rental comparables are supplied, so rental yield and BTL viability cannot be established.

Flip Analysis

A flip assessment cannot be completed. There are no completed comparables, supported GDV, condition-based works budget or selling-cost allowance. The commercial hotel use may require an operational buyer, but no evidence is supplied to quantify resale demand or value.

Investor Risks & Due Diligence

• No completed sales or formal valuation evidence is supplied.

• No passing rent, trading accounts or hotel operating performance is provided.

• Tenure, occupancy and lease information are blank.

• Buyer Premium amount is unspecified and additional fees may apply.

• Property condition, compliance and required works are not evidenced.

• No supported GDV, rental yield or refinance value can be calculated.

Recommendation

Do not bid on the current evidence alone. Obtain the legal pack, tenure and occupancy details, trading accounts, condition and compliance information, and confirm all buyer and additional fees before considering the property as an operating hotel investment.

Strategy Rating

Analysis Confidence

The property description and guide price are supplied, but there are no comparable sales, rental evidence, operating income, tenure, occupancy, lease, EPC, condition or complete fee details.