Glenan Lodge Guest House Tomatin Inverness-shire, IV13 7YT

Superb 9-bedroom guest house with private owners accommodation located between Inverness and Aviemore, adjacent to the Tomatin Distillery.

• Attractive Victorian property ideally located off the main A9 route, 15 miles from both Aviemore and Inverness, offering spectacular mountain views.

• Operating just under the VAT threshold from seasonal trading achieving high levels of profitably.

• Includes 9 well-appointed (8 en-suite) letting bedrooms, guest lounge, characterful dining room and bar.

• Generous and private owner's accommodation on ground floor.

• Excellent support areas and private parking with fishing available in the surrounding area.

DESCRIPTION

Glenan Lodge Guest House is a substantial and attractive Victorian detached property dating back to 1903. Located adjacent to the Tomatin Distillery, approximately ¾ mile off the A9 Perth to Inverness arterial route, this elegant stone-built property is set in an elevated position with scenic country views. Trading currently as a licensed guest house, the property offers a warm and friendly welcome where comfort, service and quality feature highly.

Operating on a seasonal basis through choice, the current owner has developed the infrastructure of her property, undertaking intelligent developments and tasteful redecoration. In recent years the building has benefitted from upgrades to the heating system and fire alarm plus some new en-suites thus bringing the property onto the market in an impressive condition. Though providing modern facilities and service areas, the building has many original features such as tiled floors, high skirting boards and an abundance of wood fittings.

The subjects boast spacious grounds both to the front and rear of the property. Of the 9 letting bedrooms, 8 have en-suites and the remaining room has a private bathroom. The owner's accommodation would be ideal for a couple and where additional private rooms were required, there is ample scope to reconfigure the operating model. Glenan Lodge offers an excellent trading opportunity and a comfortable home.

TRADE

Glenan Lodge is a seasonal guest house, trading mainly from April to October. Trade is buoyant and the business operates profitably combining a number of related income streams: bed and breakfast, licensed sales, and evening meals. The current proprietor operates intentionally just below the VAT threshold but there is scope to increase turnover should new owners choose to operate more fully. At this time, the vendor restricts her wet/food sales to a level where there is no need to employ staff during the evening. However, she does employ part-time staff to assist with housekeeping etc.

The main source of income is via accommodation sales which are generated from a variety of portal websites. The nature of tourism in the Highlands is such that most well-operated businesses will trade to a high occupancy level during the main season. Glenan Lodge being close to Aviemore can also benefit from winter sports activity.

REASON FOR SALE

The present owner purchased Glenan Lodge in 2016 and has operated a successful business since that time. It is a desire to relocate closer to family that brings this high-quality guest house to the market.

LOCATION

Glenan Lodge Guest House is situated within the Cairngorm National Park, and is well placed for individuals wishing to explore the wider area including the Cairngorms, Loch Ness, Royal Deeside, Moray and Inverness. It is an ideal base for undertaking a range of field sports or adventurous mountaineering activities; hill-walking/climbing in the summer and snow and ice climbing/skiing in the winter months. There is superb fishing available in the surrounding area. For those wishing a more pedestrian holiday, Glenan Lodge is also a perfect hub for undertaking visits to distilleries, castles and the famous Culloden Battlefield. Many visitors to the area take advantage of the tremendous range of golf courses of which Royal Dornoch, Nairn and Boat of Garten are the most frequented.

The main centers of Inverness and Aviemore are about a 20-minute drive and offer a great range of recreational and medical facilities. High Schooling takes place at Inverness. Carrbridge is within 8 miles and has a good range of shops and restaurants as well as the well-known Landmark Woodland Adventure Park. The local village of Tomatin offers a primary school, local convenience shop, community and sports centre as well as the popular Tomatin Distillery and Visitor Centre.

THE PROPERTY

Of mostly traditional construction Glenan Lodge is a highly attractive, detached Victorian villa built in 1903, stone built under a slate roof. With sympathetic extensions added to the side and rear this is a substantial property over 2 floors.

PUBLIC AREAS

With parking immediately to the front of the property entry is via an entrance portico which protects the outer door. The double wooden outer doors open into the entrance vestibule which in turn has an inner glazed and etched door opening into the spacious reception hallway. To the left is the bright and commodious breakfast room / restaurant which also has the well-provisioned licensed bar to one end. Presently laid for 16 covers, the large bay window and side window combine to allow excellent natural lighting. The impressive original exposed stone wall adds a high level of charm and the high ceilings and deep skirting reflect the Victorian origins of this substantial property. The multi-fuel stove within the dining room adds an element of snugness. This room reflects the character of a country house with its numerous references to fishing and hunting. Stairs lead up from the main reception hallway to 6 letting guest bedrooms. From the hallway leading to the rear of the building is a corridor that leads to a further stairway providing access to another 2 letting bedrooms. On the ground floor level there is a self-contained flat with a bedroom, bathroom and kitchenette.

LETTING ACCOMMODATION

The guest house has 8 bedrooms, 7 en-suite and 1 with a private bathroom, configured as follows;

Room 1 - Double en-suite with shower room

Room 2 - Family Room (1 double and 2 singles) en-suite with shower room

Room 3 - Double en-suite with bathroom with shower over bath

Room 4 - Single en-suite with shower room

Room 5 - Twin en-suite with shower room

Room 6 - Double en-suite with shower room

Room 7 - Double en-suite with shower room

Room 8 - Single with private bathroom

Also on the ground floor is a self-contained accommodation unit benefitting from bedroom, bathroom and kitchenette.

All bedrooms benefit from modern facilities and are very comfortable, attractively furnished, have central heating, television with 'freeview', alarm clocks and tea/coffee hospitality trays. The self-contained accommodation on the ground floor would be ideal for development into a self-catering unit or for use by less able guests.

PRIVATE ACCOMMODATION

The owners' accommodation is mainly set to the rear of the subjects, offering a private access and a personal living space away from the guest areas. All the owner's accommodation is on the ground floor and comprises of a large en-suite bedroom and separate sitting room; this area is comfortable for use by a couple. In addition, there is a further lounge with log-burning stove used exclusively by the owners. A further self-contained suite of rooms could be utilised for extended family/staff use, if so desired.

SERVICE AREAS

The business benefits from an excellent open-plan kitchen and family dining area. The kitchen has a good level of equipment, storage space and effective extraction system. There is ample wall and floor mounted storage units; additionally, there is ample refrigerated and freezer storage. There is a large utility and laundry area set behind the kitchen giving access to the garden. This spacious utility area offers a great deal of flexibility of use. There is an abundance of storage throughout the property for linen etc.

GROUNDS

Glenan Lodge Guest House is a substantial property with an extensive footprint and benefits from a good size garden, mainly laid to lawn, with a range of utility structures. There is ample guest and private owners' parking needs.

DEVELOPMENT POTENTIAL

Within the present range of accommodation there is scope to increase letting capacity if so desired. There is also the opportunity to introduce greater provision of evening meals and the licensed aspects of the business (subject to any necessary amendments to the current premises licence). These measures would significantly boost turnover beyond its presently successful level with limited associated capital outlay.

SERVICES

The property benefits from mains electricity and water. There is a septic tank for drainage. LPG gas is used for cooking. The property is mainly double glazed and has oil-fired central heating. The business is fully fire-compliant with a modern fire alarm system. The house is Wi-Fi enabled.