Cuil An Daraich Guest House, Logierait, PH9 0LH

Charming guest house with 6 en-suite letting bedrooms and stylish public rooms in an excellent trading location in Perthshire. Includes spacious 2-bedroom owners accommodation.

• An outstanding example of a substantial and excellently presented licensed guest house with elevated views across open Perthshire countryside.

• Uncomplicated 'home and income' lifestyle business opportunity, enjoying year-round trade with income just under the VAT threshold and strong profitability.

• Prominent trading location, in the heart of Perthshire on a popular route between Pitlochry and Loch Tay, with ease of access to a wide range of facilities and amenities.

• Includes 6 most attractive en-suite letting bedrooms and stylish public rooms plus excellent service areas.

• Outstanding and spacious owner's accommodation contained on one level with 2 double bedrooms, living room, family bathroom and private kitchen.

DESCRIPTION

Cuil an Daraich Guest House is a most attractive property enjoying an elevated position with views across rural Perthshire countryside. The building has a strong history, initially being built as a poor house in 1864 but which was subsequently developed into residential living accommodation. This 'B' listed property is located in a much sought after area, set 5 miles from Pitlochry and a short drive from the arterial A9. This is truly a must-see proposition for anyone wishing to own a prestigious business with superlative views, presenting an outstanding lifestyle venture. The current owners take great pride in presenting their unique and charming property to guests, ensuring they receive a particularly warm and friendly welcome. The vendors have significantly upgraded and improved the property over many years to present a creditable standard of accommodation, providing a truly walk-in business opportunity. The level of amenity space both internally and in the available external aspects has been maximised. The 6 en-suite letting bedrooms are presented to a high standard and many rooms are sufficiently spacious providing further development potential. The owner's accommodation within this property is spacious and provides a flexible home. The layout of the property would allow for one of the letting rooms to be used by new owners, should more family space be required; the current owners use one of the letting bedrooms for family use.

REASON FOR SALE

The present owners bought Cuil an Daraich in May 2005 and have enjoyed a rewarding and successful lifestyle to date. They have developed their business in both trade and infrastructure. Their attention to detail in each and every aspect of the business operation has reaped rewards. Due to a desire to retire from the hospitality sector for family reasons, this superb business and excellent home and income opportunity is presented to the market.

TRADE

Trading from a most prominent location, the business operates as a quality licensed guest house providing an enviable level of service and facilities as noted on a number of the review sites. Cuil an Daraich has established itself as a popular guest house resulting in a constant stream of regular trade with many repeat visitors who have used the services of this excellent business over many years. The present operators have worked tirelessly to build a strong reputation. The property has six excellent letting bedrooms but the current operation utilises only 5 for trading purposes. These rooms drive trade from the many holiday makers who visit Perthshire and the surrounding areas. Tourism, a key driver of trade, includes the many guests who play golf, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features.

The owners utilise commission-based portal websites and other marketing websites such as VisitScotland. The business operates just below the VAT threshold and provides a good level of profitability. However, there remains some scope for new owners to develop trade further should they so desire by offering evening meals and letting out additional rooms. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a well-structured website (www.cuil-an-daraich.co.uk). Forward bookings for 2019 summer season are looking very positive, as Cuil an Daraich has an interactive website which uses the Eviivo booking platform.

LOCATION

Cuil an Daraich is set within the charming village of Logierait in the heart of Perthshire, 1 mile off the Ballinluig junction on the A9 and only 10 minutes from Pitlochry. Pitlochry is set within rural Perthshire and remains one of Scotland's most popular holiday destinations catering for year-round tourists and visitors. The region is world-renown for its access to outdoor activities, from hill walking and mountaineering to suit all capabilities, mountain biking trails, white water rafting and kayaking etc. Logierait is surrounded by spectacular scenery and is an ideal base for touring throughout the region to include Edinburgh and Glasgow, around 80 minutes away, St Andrews, Loch Ness, Inverness, Braemar, Royal Deeside as well as further afield. Whether golf, castles, whisky trails, wildlife, fishing or just stunning scenery is the penchant for the visitor, Logierait is a superb base from where it is all accessible within a day trip.

The town of Pitlochry (10-minute drive) is a thriving community benefitting from a host of retail outlets and recreational / tourist attractions. Pitlochry Festival Theatre (PFT) offers a varied and exciting variety of events all year round drawing in many visitors to the area. Logierait has access to a regular bus service and Pitlochry is served by a main line railway station providing easy access to Inverness to the north and Perth, Glasgow and Edinburgh to the south. There is primary schooling available at Logierait Primary in Ballinluig (5-minute drive), and nursery to S6 schooling at Breadlabane Academy in Aberfeldy (20 minute drive). Pitlochry provides education from nursery right through to 4th year of high school.

THE PROPERTY

Of traditional construction, built in 1864, Cuil an Daraich Guest House forms part of a larger building set to residential use. This substantial stone-built property is set under a pitched slate roof. The property is deceptively spacious with accommodation being laid out across three floors, the guest house has been extensively modernised by the present owners.

ACCOMMODATION

The main entry to the property is from the rear aspects via stone steps leading to a substantial solid outer door which leads into a spacious reception hallway. This entrance is on the mid-floor (first floor) and is laid to tartan carpet, with stairs providing access to the ground floor and up to the second floor. The reception hallway exudes the character and charm so well reflected throughout the property. On this mid-floor are 4 letting bedrooms, one of which is currently retained for owners use.

To the lower level (ground floor) is the bright and commodious guest dining room which is set to 5 tables. The dining room is fully glazed on three sides and presents a most wonderful dining experience. In addition, there is a beautifully appointed guest lounge area. The dining room is bright and spacious, providing an unobstructed view across the countryside and down to the River Tay. On this level and off the dining room / guest lounge is a fully fitted kitchen which provides excellent work areas and could be used to provide evening meals for guests. Off the kitchen is a hall leading to staff WC and store room.

Also, on the ground floor is a disabled letting bedroom which can be accessed directly from the denoted disable parking bay. The second floor is where the spacious owner's accommodation is set plus a further letting room. Throughout there is ample storage, a laundry area and an office.

LETTING BEDROOMS

In total the guesthouse has 6 superior bedrooms which all benefit from modern en-suite facilities. Each room is equipped with tea & coffee making facilities, television, hairdryers etc. All rooms are presented to an exceptionally high standard with three of the letting rooms benefiting from the tremendous views. The bedrooms are configured as follows:

Peach Room - Ground floor - Twin en-suite with fully compliant disabled shower room

Cream Room - First floor - Double en-suite with shower room

Blue Room - First floor - Twin with en-suite shower room

Green Room - First floor - Triple with en-suite bathroom

Tartan Room - First floor - Family room with en-suite bathroom

Purple Room - Second floor - Family room with en-suite bathroom

OWNERS ACCOMMODATION

The owners retain a suite of private rooms on the second floor to include 2 double bedrooms and a family bathroom. The bathroom has a bath with shower over plus a W.C. and wash hand basin. There is also a private kitchen with a range of modern fitted wall and floor units, providing ample space for family use. There is a range of fitted appliance points plus a fitted electric hob and oven. Vendors also benefit from a large lounge with triple aspect views.

GROUNDS

With good signage, Cuil an Daraich is a substantial property benefitting from a prominent location in an edge-of-village setting. The business offers easy access with a gravel carpark to the rear for 8 cars (one being allocated for disabled use). A garden area to the front of the property offers amenity space for guest and owners and is set to outdoor furniture. The garden is laid mainly to lawn with shrubs being designed for ease of maintenance. There is a shed providing a good level of storage for bikes etc.

SERVICES

The property benefits from mains electricity and water. Drainage is a private shared system. Central heating and hot water are all electric with a modern boiler and wall units. The guest house complies with environmental health requirements and has a fire alarm system. The property has Wi-Fi throughout.