We are delighted to bring to the market Watson Lodge Guest House located in the very heart of Galashiels, near all local transport links, tourist attractions and shopping facilities in the town centre. Watson Lodge has been successfully trading under the same ownership for more than 20 years.

Over the years Watson Lodge has provided well-appointed accommodation to travellers, tourists and visitors to the local area. The opportunity to purchase Watson Lodge is due to the current owner now wishing to retire.

Watson Lodge benefits from being well signposted in Galashiels on the A7 as a significant tourist location. Unrestricted on-street parking is available directly outside the premises, with more parking available just a short distance away.

Summary - Watson Lodge is formed over three levels, boasting many fine period features including ornate plaster cornicing and ceiling roses, original marble fireplace and a beautiful central staircase lit via a decorative cupola which floods the staircase with natural daylight. The property also further benefits from double glazing and gas central heating. There is a laundry house and courtyard area to the rear.

The property complies with all relevant fire and electrical safety regulations, with the fire alarm system having been recently serviced.

Interested parties are invited to view the property in the first instance. After a successful viewing, further details of the current business will be available for inspection including business accounts.

Watson Lodge also provides great opportunities for change of use, for example, to form the property back into a single residential dwelling. There may also be an opportunity for redevelopment into short term let accommodation, or student accommodation. Any change of use would be subject to the relevant statutory consents being obtained by the new owner.

Accommodation Schedule - GROUND FLOOR: ENTRANCE HALLWAY, DRAWING ROOM (CURRENTLY OFFICE / RECEPTION ), DINING ROOM AND KITCHEN WITH WALK-IN LARDER / UTILITY AREA

FIRST FLOOR - HALL LANDING, THREE EN-SUITE DOUBLE BEDROOMS AND LINEN STORE

SECOND FLOOR - HALL LANDING, TWO DOUBLE BEDROOMS AND SHOWER ROOM

Internally - Watson Lodge is entered via a traditional timber door into a large central hallway. The dining room is set to the front of the property and can comfortably host five breakfast tables. There are two built-in press cupboards. The former drawing room is currently being utilised as an office / reception for the guest house and incorporates a decorative marble fireplace and built-in press cupboard. The kitchen is accessed via a door to the rear of the hallway and benefits from a large larder and utility area. The original winding staircase with metal spindles and solid wood balustrade leads to the first floor landing. The landing provides access to the three en-suite bedrooms and a useful linen store room. Another flight of stairs leads to the two attic bedrooms with large roof windows. On the second floor landing there is a shared shower room.

Kitchen - The kitchen is fitted with a wide range of wall and base unit cabinetry, laminated worktops and incorporates a stainless steel sink unit. There is gas range style cooker with 8-burner hob, double oven and grill for food preparation. There is an appliance space for a freestanding dishwasher under the sink. Laminated splashbacks and vinyl flooring complete the look.The large walk-in larder provides ample additional storage for cooking appliances and also houses the fridge freezer. The utility area is also accessed from the kitchen and houses the gas fired Ideal Mexico central heating boiler. A door from the utility area provides access to the rear of the building.

Bathroom Facilities - All three en-suite shower rooms and the second floor shower room have been fitted with white sanitary ware including; pedestal basins, close-coupled WCs and glass shower enclosures with electric showers and laminated splashbacks.

Externally - There is a courtyard area to the rear which provides access to the laundry house. The courtyard is largely laid to gravel and is open to the adjoining public access road which joins Bridge Street and the High Street. It is understood that the adjoining property has a right of access over the courtyard.

Outbuildings - There is a brick-built laundry house to the rear of the property formed under a pitched and slated roof and access is via a timber door. A roof light provides natural daylight. The laundry house benefits from mains power, lighting, heating and plumbing. There is currently space for up to four freestanding appliances.

Rateable Value - The property is currently classed as a commercial premises and is liable for Business Rates set by Scottish Borders Council. It is understood that the property is currently relieved from Rates through the Scottish Small Business Rates Scheme.

Business Accounts - Copies of the Watson Lodge business accounts may be available for inspection at the premises at the discretion of the proprietor.

Services - All mains services are provided. Gas central heating via an Ideal Mexico boiler located within the utility area. The boiler serves a system of steel radiators in each room. Double glazing is installed. There is an integrated fire alarm system installed.

Viewings - Strictly By Appointment via James Agent.

Home Report - As the property is currently registered as a commercial premises there is no Home Report available.

Offers - All offers should be submitted in writing in standard Scottish Legal format by your solicitor to James Agent (the Selling Agent). All interested parties are advised to instruct a note of interest via their solicitor. In the event of a closing date being set the Seller shall not be bound to accept any offer and the Seller also reserves the right to accept any offer at any time.