Glen Lyon Lodge 19 Waverley Road Nairn The Popular Town Of Nairn, IV12 4RH

Excellent Victorian guest house with 6 en-suite letting bedrooms plus separate owners accommodation set within the popular Town of Nairn. Includes beautiful garden grounds and off-road parking.

• Stunning period villa dating from 1873 set in mature gardens within the popular tourist destination of Nairn, with blue flag beaches and 2 championship golf courses within a short distance.

• Significant property boasting many original features and a prominent roadside trading location with excellent signage.

• Six delightful en-suite letting bedrooms with extensive and separate owner's accommodation.

• Easy to operate and profitable, 'home and income' lifestyle opportunity with further potential to trade at a higher level.

• Set within beautifully manicured gardens (c0.5 acres) with ample off-road parking and amenity space.

DESCRIPTION

Glen Lyon Lodge is a most delightful Victorian villa with a visible roadside trading location offering excellent branding. Dating from 1873, the property depicts many original Victorian features and boasts 6 well-appointed and generously sized en-suite letting bedrooms. The business is ideally situated on the A96 Inverness to Aberdeen route, within a couple of minutes' walk of Nairn town centre and a host of amenity's and services. This charming property is set within c0.5 of an acre with lovely manicured lawns and cultivated grounds. In addition to the income earning aspects, the extensive owner's living space offers a level of comfort seldom seen in such a property. These two aspects combine to make a superb home and income earning proposition.

REASON FOR SALE

The present owner purchased the property in 1999 and has enjoyed a rewarding and profitable lifestyle at the helm of this successful business. It is now the owners desire to retire from the hospitality sector that brings this highly desirable proposition to the market.

TRADE

Glen Lyon Lodge trades on a seasonal basis offering a restricted level of turnover. Such is the prominent site and stature of the building that it is an easy to locate premises for both those who have booked and for the casual passer-by seeking accommodation. The business has established itself as a stopover point for those wishing to visit the popular tourist destination of Nairn, indeed tourism is a key income stream for many of the bed and breakfasts in the town. The area attracts visitors who wish to visit the blue flag beaches or play the towns famous championship golf courses. The current owner has operated the business on a restricted basis making a limited number of rooms available throughout the season and turnover currently sits below the VAT threshold. There is undoubtedly scope to develop the business to increase turnover and profitability levels. Glen Lyon Lodge has a good reputation on popular online review website TripAdvisor with a commendable 4.5 out of 5-star review rating.

LOCATION

Nairn centre is but a short walk from Glen Lyon Lodge which is ideally situated for those either visiting or working in the Town. The business is also conveniently positioned for guests wishing to walk to nearby shops, restaurants etc. Located within walking distance is this popular seaside resorts acclaimed blue flag beaches which make this a renowned holiday destination. Nairn has extensive facilities for visitors boasting two championship golf courses, an excellent indoor swimming complex, plus many other social and entertainment facilities. Nearby Cawdor Castle offers a taste of Scotland's medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie's final futile attempt to gain the throne in 1746. Whether it is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. The area proves highly popular with golfers, anglers, ornithologists and naturalists, not to mention business clientele and of course tourism - a key business driver. The Moray Firth is renowned for its aquatic life, especially its dolphin population which can be observed from commercial boat trips. Nairn also attracts a significant number of visitors to its Highland Games and Farmers Show in the summer months.

THE PROPERTY

Of traditional stone construction under a pitched slate roof with more modern extensions, the original subjects date back to 1873. Glen Lyon Lodge is a substantial detached villa set within mature and manicured gardens. The property is deceptively spacious with accommodation being laid out across two floors. Superbly presented public areas, spacious and private owners accommodation and ample utility areas complete this highly desirable property. A stone wall surrounds much of the subjects providing a degree of privacy. All areas of the property benefit from double glazing and have been modernised in recent years.

ACCOMODATION

The main entrance to the property is via a substantial solid outer door which leads into a vestibule and thereafter, through a glazed inner door, is a welcoming and spacious reception hallway. Internally there are many original Victorian features including intricate tiling, detailed cornicing and high skirtings. The hallway exudes the character and charm so well reflected throughout the property. To the right of the hallway is the bright guest dining room which is set to 12 covers. This attractive public room has beautiful detailed cornicing and a non-functioning fireplace with tiled hearth. The room benefits from double aspect windows, including a large bay window, offering views across the garden and allowing copious amounts of natural sunlight to engulf the room.

LETTING BEDROOMS

In total the guest house has 6 en-suite letting bedrooms which are all located on the first floor. All en-suites offer modern and smart facilities with a mix of shower and bathrooms. Each room is equipped with tea & coffee making facilities, flat-screen television etc. Letting rooms are presented to a high standard and are configured as follows:

First Floor

Room 1 - Family room with double & single bed and en-suite shower room

Room 2 - Double bedroom with en-suite bath and shower over

Room 3 - Double bedroom with en-suite shower room

Room 4 - Single room with en-suite shower room

Room 5 - Double bedroom with en-suite shower room

Room 6 - Twin room with en-suite bath and shower over

OWNERS ACCOMODATION

A most attractive feature of this sale is the extensive and well-presented owner's accommodation. Private areas include the owners dining room, which is finished to a high standard complete with functioning feature fireplace and garden facing bay window. The dining room has fully glazed internal double doors which lead through to the owner's lounge. This generously sized sitting area is set to soft furnishings with a faux gas fired wood burning stove offering a most appealing space to relax. Off the lounge is a modern, south facing, conservatory with tiled flooring and double patio doors out into the garden. The owner retains a large double bedroom which is accessed through a passageway leading from the lounge. The master bedroom comes complete with en-suite shower room and ample fitted wardrobes. There is a separate W.C. in the private accommodation.

SERVICE AREAS

The business has a good-sized and well-equipped kitchen, with breakfast bar. The kitchen has benefited from recent upgrades and includes a range of modern fitted units and new range cooker. These extensive and spacious areas would comfortably support a commercial operation. Substantial storage off the kitchen includes a pantry room which contains two boilers. There are adjoined washing-up and functional laundry areas. Ample extra linen and general storage are available throughout the property.

GROUNDS

Glen Lyon Lodge has a substantial footprint extending to circa half an acre. Set in well-maintained gardens which are laid to manicured lawn, flowerbeds, patio areas and a vegetable patch. The grounds are fully enclosed by a stone wall, which offers a degree of privacy. A paved path leads round the house and allows access to front and back entrances. With excellent signage Glen Lyon Lodge offers easy access with a concreted driveway and six car parking spaces for business/personal use. To the rear of the property is a large double garage and additional large storage shed.

SERVICES

The property benefits from mains electricity, gas, water and drainage. Central heating is gas fired. The guest house complies with environmental health requirements and has a fully compliant fire alarm system. The property has Wi-Fi.