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5 bedroom guest house for sale

Allengrange B&B, Garbhein Road, Kinlochleven, Lochaber, PH50

Offers Over £340,000

Property Description

Key features

  • Outstanding bed and breakfast business set within the popular Highland village of Loch Leven.
  • Set on the renowned West Highland Way offering some of the most stunning scenery in the Highlands of Scotland.
  • Completely refurbished property with exemplary décor and fixtures and fittings.
  • Easy-to-operate business model currently trading 5 quality bedrooms with excellent facilities.
  • Spacious garden grounds with ample off-road parking.

Full description

Tenure: Freehold

Allengrange Bed and Breakfast is a deceptively spacious and attractive semi-detached villa enjoying an elevated position in the village of Kinlochleven. The property boasts views over the hills of Mamores to the north and Hills of Glencoe to the south overlooking Loch Leven. This new bed and breakfast operation is most attractively presented having been renovated throughout by the current operators. The business reflects their discerning standards which can only be fully appreciated by viewing in person. The quality of the finishing's, both in the 5 letting bedrooms and the service areas, reflect well on the attention to detail of the vendor's. The property benefits from a large driveway and most spacious gardens which have been designed to allow for low maintenance. There is ample car parking within the subjects.

Allengrange Bed and Breakfast offers most comfortable guest facilities and benefits from a prime trading location overlooking the village of Kinlochleven. The current trading model of the business is to let all 5 bedrooms purely on a bed and breakfast basis. Three of the rooms are en-suite with modern facilities with the remaining two bedrooms sharing a large bathroom that has a separate shower and Jacuzzi bath. The property includes a spacious dining room that can accommodate all guests simultaneously. The dining rooms offers some spectacular scenic views. The business has the facilities to meet the requirements of the many walkers who take to the West Highland Way through the provision of a heated drying room and equipment storage. The business has just been fully renovated and commenced operating in March 2016. The present owners live out with the property. New owners may choose to utilise one of the rooms for their own use as a result reducing the number of letting bedrooms. The existing trading model is to trade from Easter to October each year but new operators may wish to trade year-round. There is potential to put a static caravan in the grounds, subject to planning consents, which would maintain the letting accommodation at its present level. This impressive property is now offered for sale in a truly walk-in condition and offers new owners an easy-to-operate home and lifestyle business opportunity.

The B&B has a website where it is self-evident that the level of trade going forward is consistently high. As part of the sale the current owners would transfer all rights to the website. In addition all fixtures and fittings as viewed will be sold as part of the business transfer. The owners wish to focus on their other business activities hence their decision to present the property to the market.

The village of Kinlochleven has a population of circa 1000 inhabitants which significantly swells with the influx of visitors during the main tourism season. However with Glencoe Ski centre and The Ice Factor (the biggest indoor ice climbing wall in the world) nearby, there is the opportunity to trade year-round. Kinlochleven is the penultimate stop on the West Highland Way attracting many thousands of walkers each year and this plays a vital role in the Kinlochleven economy. Allengrange Bed and Breakfast is conveniently situated for guests wishing to walk to the range of nearby shops, restaurants etc. The village has both primary and secondary education plus a range of other social and welfare facilities. Kinlochleven is 21 miles from Fort William "the Outdoor Capital of the UK" and only 6 miles from Glencoe. The area surrounding Kinlochleven includes rugged mountains, deep-sea lochs and beautiful coastline presenting some of Scotland's most spectacular scenery and with it a host of birds and wildlife. Miles of unspoilt countryside and iconic Munros provide terrain to please walkers and climbers of all aptitudes. Sailing, water sports, coastal cruising and fishing are all available locally. Field sports and mountain biking are other popular pursuits. The proximity to Nevis Range Mountain Resort and the Glencoe Ski Resort adds skiing to the list in winter. The popularity of the area for winter sports complements summer tourism to potentially develop the business further.

Located at the head of Loch Leven off the B863 road this semi-detached property provides accommodation over 2 floors under a pitched roof. It is understood that the house was built for a manager following the construction of an aluminium smelter around the early 1900s. The subjects project a large footprint with the spacious garden grounds.

Access to the front of the house is via a tarmac drive. Upon entering the property through a vestibule, there is a spacious reception hallway which provides access to the guest dining room set to the left. This spacious and attractive room with its wood floor and wood-burning stove set within a traditional cast iron fireplace comfortably seats 10 guests. Also on the ground floor is a well-appointed modern kitchen with ample space for a large dining table. The kitchen has a wide range of floor and wall mounted storage units and appliances. Adjacent to the kitchen is a generous utility room which in turn leads to staff WC, a large dry storage room and boiler room. From here access to the rear aspects can be gained.

The bed and breakfast currently has 5 newly refurbished letting bedrooms to sleep 10 guests which are configured to 2 doubles, 1 twin, 1 family (double and single) and 1 single room. One double room on the ground floor and the single room on the first floor share the bathroom on the first floor. This bathroom offers a separate shower and a corner bath with Jacuzzi. The remaining three en-suite bedrooms situated on the first floor benefit from modern shower rooms. The bedrooms are attractively furnished, with hospitality trays, hair dryers and large TV's with free sat. The level of décor is presented to a high standard.

At present all 5 rooms are currently used for letting purposes. New owners may wish to utilise the double bedroom on the ground floor for personal use. There may be scope to reconfigure the store room into an en-suite facility for the bedroom; planning consents will be necessary.

The house sits amidst attractive yet low maintenance gardens. The front area is mainly laid to lawns. To the rear there is a raised area that is set to gravel and beyond this is an enclosed area of lawn which would be ideal for pets. The gardens are planted with a mix of bushes and trees. Within the grounds is a drying and guest storage room which is accessed via a metal walkway. There are also storage facilities for coal, wood etc. To the front of the house is a large tarmac drive with ample guest and owner parking space.

The subjects benefit from mains electricity, water and drainage. LPG Gas for cooking and oil fired central heating. The property is fully double glazed and is fully fire compliant.

The business commenced trading in March 2016 and turnover figures will be provided post viewing. The owners would be pleased to share their trade projections with viewers.

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