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7 bedroom guest house for sale

Avondale House Guest House,Newtonmore Road,Kingussie,PH21

Fixed Price £399,000

Property Description

Commercial information

  • Business for sale

Key features

  • Prominent location on the outskirts of Kingussie within the Cairngorms
  • Elegant property set within beautiful gardens enjoying prime roadside frontage
  • Five attractive en-suite letting bedrooms and comfortable guest areas
  • Spacious owners accommodation

Full description

Tenure: Freehold

Avondale House is a substantial and highly attractive Edwardian Scottish villa dating back to 1907. Prominently located on the outskirts of the town of Kingussie, this elegant stone built property is set in beautiful, mature gardens enjoying prime roadside frontage adjacent to the A86 (Newtonmore Road). Currently operated as a guest house, the property exudes character and charm, offering a warm and friendly welcome where comfort, service and quality feature highly. The current owners have maintained the property to a high standard with significant expenditure in recent years to ensure guests have good quality facilities. Operating on a purely restricted bed and breakfast basis, the proprietors have chosen to operate their business to suit their personal choices. However, this excellent property with spacious owners' accommodation, quality service areas and attractive guest facilities combine to form this superb guest house opportunity.

The present owners bought Avondale House in Mar 2010 and it has offered them an enjoyable lifestyle to date. Running the business to suit their preferred work-life balance has resulted in the forging of many friendships with regular guests. This easily run business operates on purely a restricted bed and breakfast basis and its current level of activity allows the owners the opportunities to enjoy the benefits of living in such a beautiful part of the country. However, it is due to their desire to relocate to be nearer family that brings this excellent home and income opportunity onto the market.

Avondale House is situated within the town of Kingussie, highly convenient for guests wishing to walk to the excellent range of nearby shops, restaurants etc. Kingussie is well served with facilities and services for visitors and sits within the Cairngorm National Park. The region is served with good communication and commerce links. The A9 is the main arterial road from the south to Inverness and further onwards into the Highlands. Additionally, Kingussie benefits from having a mainline railway station, which adds to the influx of visitors. Moreover, Inverness Airport is easily accessible for those travelling from further afield by air. All in all, Kingussie is conveniently situated from a transportation perspective. The area is used as a central location for exploring the wider area and taking in its many attractions.

The region is famous for its wondrous landscapes and outdoor activities based within the Cairngorm and Monadhliath Mountain ranges. Hill walking and water sports are popular in the summer season and the area benefits from ski provision, and snow and ice climbing in the winter. Other outdoor pursuits such as bird watching and fishing also draw a great many visitors to the area who take advantage of the abundance of wildlife in the Spey valley. For the dedicated golfer there is a number of good quality courses within the immediate area, the most famous being Boat of Garten GC. Castles and distilleries offer the more pedestrian tourist with places of culture and history to visit. Kingussie enjoys a most suitable geographic location as a base from which visitors can continue their odyssey of both the Highland and Grampian regions of Scotland.

Of traditional construction Avondale House is a highly attractive, detached Edwardian villa, stone built under a slate roof. The annex has a pitched roof under felt. With an attractive walled frontage, including spacious gardens, this property provides superb surroundings for guests and a good level of amenity for the owners. Decorated to an exceptional standard, the majority of walls and floors are double insulated to maintain privacy and provided energy cost savings. The property also has a fully functioning fire alarm system

Through mature gardens a gravel driveway leads to the beautiful arched entrance portico which protects the property's main entrance. The partially stained glass outer door opens into the spacious main reception hallway, which in turn leads to a further and larger reception area to the right. On the ground floor is a bright and commodious breakfasting room with 4 tables comfortably laid to seat 8 guests. This room has beautiful ornate cornicing, an elegant ceiling rose centred within a high ceiling and deep skirting boards, all reflective of the origins of this substantive property. The room has an open fire with an excellent surround and is decorated to a high standard; a feature which is evident throughout the property. Adjacent to the breakfasting room is the elegant lounge that is retained for use by the resident owners, providing a high level of comfort and space to relax. Stairs lead up from the reception hallway to 4 bedrooms; there are 2 for use by guests and 2 retained for owner's use. These are supplemented with 3 further bedrooms located downstairs. In total there are 5 quality guest bedrooms.

Avondale House has 5 letting bedrooms to sleep 10 guests (3 double and 2 twins). All bedrooms benefit from en-suite facilities. Three such rooms are located on the ground floor, which provides access to facilities for less able guests. All rooms are very comfortable, have controllable central heating, colour television, radio alarm clocks, hairdryer, complimentary toiletries, tea/coffee hospitality trays and are delightfully furnished and attractively decorated.

The owner's currently make use of two standard rooms with private family bathroom facilities on the first floor. On the ground floor there is a smart lounge which is presented to a high standard and a substantial office; both are retained for personal use. The large kitchen / diner is a most attractive feature of this property with excellent storage and a 4-oven Aga cooker. The dining area has a large table with corner seat. To the rear of the kitchen there is a substantial utility room which again provides excellent working space and storage and leads to the rear garden. There is a separate boiler room accessed from the rear garden. The laundry and utility room is situated to the rear of the kitchen. A substantial linen store is situated on the first floor.

Avondale House is a substantial property and benefits from a prime roadside trading position. There is parking for up to 8 cars; ample for business needs and owners use; there is also a motorbike hard-standing. Attractive mature gardens surrounding the main building complement this prestigious property and there are a number of storage facilities including a large workshop, a traditional wooden shed and a spacious garage. The workshop and garage are both fitted with lights and power sockets.

Within the present range of accommodation there is scope to add a conservatory to the rear of the property increasing amenity space for both guests and owners alike; the foundations are set. There is also the opportunity to introduce the provision of evening meals which would boost turnover beyond its present level with limited associated capital outlay.

Benefiting from mains electricity, water and drainage, LPG gas is used for the gas fire in the lounge only. The property boasts double glazing throughout. Oil fired central heating and boiler system provides a consistently high level of service. The building benefits from an integral fire alarm system.

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