Guest House for sale

Forest Lodge Guest House, South Laggan, Spean Bridge, Inverness-Shire, PH34

Sold STC £380,000

Property Description

Commercial information

  • Business for sale

Full description

DESCRIPTION
Forest Lodge Guest House is set in a stunning rural location between Loch Oich and Loch Lochy on the main Fort William to Inverness trunk road, the A82. Its geographical situation is a major selling point for those who are looking to live in a place of outstanding natural beauty and a tranquil setting. Forest Lodge offers a true life-style business opportunity. The property is presented in excellent condition and is in truly walk-in condition. The guest rooms are pleasantly presented and guests enjoy spacious public rooms including large lounge and separate sun room. The owners accommodation includes a double bedroom, large kitchen and attractive lounge. The business and private elements plus excellent external areas combine to make an excellent trading proposition.

REASON FOR SELLING
The present owners purchased the property in August 2014 but now wish to relocate closer to family, hence the opportunity for new owners to acquire this successful and attractive business. There is little reason to doubt that enthusiastic new owners could continue to build on successes to date and continue to drive turnover higher on an annual basis.

TRADE
The guest house operates on a seasonal basis but there is little doubt that there is year-round demand for accommodation in the area. The main trade being derived from tourists visiting the Great Glen, which peaks between Easter and October. The business presently trades solely on a bed and breakfast basis but has in the past provided simple home cooking for guests; new owners may wish to re-instate this additional income earning aspect of the business. Forest Lodge has previously held a liquor license which could also be reinstated subject to the necessary approvals. The present owners take great pride in the level of service they provide to their clients.

Business is currently operated on a leisurely basis and even during the peak season the decision is taken not to let out all the available rooms. The couple run the business themselves without the assistance of any staff. The mainstay of the trade is pre-booked through telephone and email contact generated from their own website and the Great Glen publication, from agencies who organise tours and walking holidays in the great Glen; the current operators work with 21 such companies, there is also a significant demand from passing trade. There is no engagement with portal booking agencies and this is an area which new owners may wish to develop as this would most certainly attract further opportunity. The business provides drying and laundry facilities for walkers who appreciate this service, there is also storage for bikes and equipment in a dry store in the grounds. Forest Lodge is a perfect location for guests wanting to undertake an odyssey to the West Coast, Cairngorm Mountains to the east, Inverness to the north and Fort William to the south.

LOCATION
The business benefits from a prominent roadside trading site and excellent signage on a busy main road, possessing ample parking for its clientele. Located adjacent to the Great Glen Way, a walker's path from Fort William to Inverness, the business benefits from the many tourist undertaking this route. Furthermore, the Great Glen Cycle route passes very close to the premises alongside the Caledonian Canal. Forest Lodge Guest House is located within one of the most scenic locations in Scotland with unobstructed views of outstanding natural beauty. Fort William is located 24 miles away and is a popular tourist destination attracting hill walkers, golfers, fishermen, skiers and water-sports enthusiasts. The Great Glen is a popular route for sightseeing and touring.

There are a great many attractions within easy reach of the business. To the north is The Loch Ness Visitors Centre and Urquhart Castle, providing visitors with a full day out. Whilst to the south is Fort William at the foot of Ben Nevis, the highest mountain in Britain, affording a wide range of adventurous mountain sports. To the west is the Isle of Skye with its rugged natural beauty. There are two local Munros to be 'bagged' - Meall na Teanga (917m) and sron a'Choire Ghairbh (935m), on the northwest side of Loch Lochy.

THE PROPERTY
Built in the 1970s, the property is block built, cavity, then block and roughcast over two floors under a pitched tiled roof with a recent extension to the main home. The property benefits from spacious grounds and excellent outbuildings. The house has full oil-fired central heating, is double glazed and benefits from integral fire alarm system.

PUBLIC AREAS
Entry for guests is from the car park across a gravel path through a dedicated entrance leading to a bright, well-lit vestibule. To the left is a charming sunroom with soft furnishings, with views over the well-maintained front garden. The sunroom is a popular quiet room for guests wishing to reflect on the day's activities. Through a further door is the spacious main hallway, where guests can help themselves to fresh coffee and tea as well as some baking and snacks. This area also acts as an information centre with a large map of the region and a wide selection of tourist publicity information. The main residents lounge is to the left with double aspect views. This comfortable area is set to soft furnishings, with a large TV, books and games etc. This guest lounge is a popular facility. Within the main hall area is a WC for guest use, and a further hallway leads to the spacious dining room which is set to 6 tables with room for further tables if required. An attractive feature of this dining area is the views, along with access to the garden, a door opens out onto this area where beautiful scenery to the rear of the property is in abundance. The dining room is ideally situated for the provision of a meal service with a service hatch to the kitchen.

LETTING BEDROOMS
Forest Lodge has 8 letting bedrooms; 4 located on the ground floor and 4 on the first. Seven rooms have comfortable en-suite facilities and one room has access to private facilities. Letting accommodation is configured as follows:

Room 1 - Ground floor - double room with en-suite shower room
Room 2 - Ground floor - twin room with en-suite shower room
Room 3 - Ground floor - double room with en-suite shower room
Room 4 - Ground floor - family room (double & single) with en-suite shower room
Room 5 - First floor - triple room with en-suite shower room
Room 6 - First floor - double room with wash-hand basin and access to private bathroom facilities (bath with shower over)
Room 7 - First floor - double room with en-suite shower room
Room 8 - First floor - family room (double & single) with en-suite shower room

All rooms are pleasantly and comfortably furnished with hospitality trays, hairdryers, clock radios and toiletries. Wi-Fi is available throughout.

SERVICE AREAS
The business benefits from a large kitchen which has a good level of storage provision with a modern (Stoves Range) cooker and extraction unit. There is a spacious office just off the main hallway. There is excellent storage on both floors, plus outbuildings in the grounds, offering additional space. Drying facilities are also available for guests.

OWNERS ACCOMMODATION
Private entry from the car park leads to a commodious and comfortable private lounge with a solid fuel fire which adjoins the large galley kitchen. Off the lounge is a shower room with wash-hand basin and W.C. The owners currently utilise one double bedroom on the ground floor but also use letting accommodation from time to time for family use. There is certainly scope to reconfigure the property or to extend if larger family accommodation is required.

GROUNDS
Forest Lodge is a substantial property within its own well-maintained grounds. The subjects extend to circa 0.75 of an acre. Within the grounds are three wooden sheds, one is used as a laundry, another is a freezer store and the other is utilised as a workshop. Ample parking spaces are available to the side of the premises. There is potential for further developments subject to planning consents. There is a dry store for bikes and canoes etc., an attractive summer house and generous car parking.

SERVICES
Mains electricity with private water and drainage. Oil fired central heating, in a new tank purchased in 2016. The property is fully fire compliant. The main building is fully double glazed.

TRADE
The business trades profitably based upon a restricted trading pattern. Full details will be made available to genuinely interested parties subsequent to viewing.

RATES
The business benefits from 100% discount of the Small Business Bonus Scheme to eligible applicants.


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Listing History

Added on Rightmove:
27 March 2017

Nearest station

  • Roy Bridge (10.0 mi)
Distances are straight line measurements from centre of postcode

Nearest schools

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To view this property or request more details, contact:

ASG Commercial, Inverness

17 Kenneth Street Inverness IV3 5NR

01463 568016 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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Nearest station

  • Roy Bridge (10.0 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

ASG Commercial, Inverness

17 Kenneth Street Inverness IV3 5NR

01463 568016 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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