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8 bedroom guest house for sale

No 45, 45 Braemar Road, Ballater, Aberdeenshire, AB35

Offers in Region of £675,000

Property Description

Commercial information

  • Business for sale

Key features

  • Popular Tourist Catchment Area, Beautifully Refurbished
  • 8 Guest Letting Rooms, Exemplary Customer Reviews
  • Potential To Increase Turnover
  • Former Hotel

Full description

Tenure: Freehold

Bruce and Co. are delighted to offer for sale No45, a beautifully presented guest house situated in Ballater within the Cairngorms National Park. The business is highly rated (4.5) on Trip Advisor and 9.2 on and has featured in the Good Hotel Guide each year since 2008 receiving exemplary feedback from previous guests. No45 provides luxury bed and breakfast accommodation in a Victorian property with contemporary interior making the business very unique in the local area. The business has been under the very caring ownership of our clients since 2004 during which time they have carefully carried out substantial refurbishments throughout the entire property, most notably in 2013 when the vendors chose to change the business from a hotel to guest house. They are reluctantly offering the business to the market due to their impending wish to retire. No45 enjoys a generous turnover and not only provides the owners with an excellent source of income but also a wonderful home. The property truly is superbly presented and can only be appreciated in full by viewing. The business could trade successfully all year round although our clients have chosen to focus on the main season from Easter through to October offering plenty of potential to increase turnover should new owners wish to increase the trading period. In addition, with minimal work the guest house could be returned again to a hotel operation, alternatively a restaurant could be launched - something which is in short supply in Ballater and we believe would prove extremely popular.

The business is situated in the village of Ballater which lies 42 miles to the West of Aberdeen. Ballater is situated amid beautiful countryside within the Cairngorms National Park and as such it provides an excellent base for tourists visiting this region of Scotland. The area offers an abundance of outdoor activities such as golf, fishing, horse riding and walking to name but a few and during winter months skiing at Glenshee and Lecht prove popular and are within easy reach. Ballater is the south eastern gateway to the Cairngorms National Park and is within easy reach of Balmoral, the Scottish holiday home of the Royal family. The village offers a range of local amenities including a variety of shops and primary schooling with secondary education located at nearby Aboyne.

The business premises occupy an impressive detached Victorian building dating back to 1890. The property benefits from its south facing garden which is particularly beneficial in summer months where guests and owners can enjoy the sunshine in the gardens. This traditional building has undergone substantial refurbishments which have been thoughtfully planned and implemented by the current owners to an extremely high standard. The property is of granite appearance and despite the massive renovation project to modernise and transform the building it still retains many traditional elements to ensure the changes are in keeping with the period and style of the building.

The entire property has elegant furnishings and attractive décor. On the ground floor, once inside the reception hallway, guests are welcome to make use of the resident's lounge which is positioned to the left hand side at the front of the building. The lounge offers various comfortable leather sofas arm chairs and wooden tables all of which are kept to a traditional standard which fits perfectly in this bright room with bay window and high ceiling. Guests also have a second lounge located on the way to the conservatory; this room benefits from a cosy ambiance with its original open fireplace and leather furnishings (when trading as a hotel this was part of the restaurant). The large conservatory is located to the rear with 30 covers and overlooks the attractive walled garden. Also on the ground floor are several storage areas and a large office (which when trading as a hotel was the main bar). The kitchen is located to the right hand side of the ground floor and is where breakfast meals are prepared by the owners. It is a fully fitted commercial kitchen with all necessary equipment installed to operate a business of this nature.

No 45 offers 8 letting rooms, all of which have en-suite shower/bathroom facilities. Each guest room has been individually finished to an excellent standard and offers a high level of comfortable accommodation. The rooms vary in arrangement and offer double or twin facilities. The garden room is conveniently positioned on the ground floor to easily accommodate guests with mobility difficulties and benefits from a wet room. Each room offers tea & coffee making facilities, colour television.

Owners Accommodation
Unlike many guest house business' owners are extremely well catered for at No 45. The owners have a spacious private living room/dining room situated on the ground floor opposite the kitchen and it benefits from its south facing position along with feature fireplace. Owner's bedrooms are located on the second floor made up of 3 double bedrooms 1 of which is en-suite. Also on this floor is a family bathroom and this level of the property can be accessed from either the living room on the ground floor or hallway on the second floor. Owners also benefit from a large floored loft located above the bedrooms offering plenty of storage or development opportunity.

The property has a large sweeping driveway leading into the car park located to the front of the property. No 45 benefits from expansive gardens which are extremely well maintained. To the right hand side of the property are staff quarters comprising of 2 double bedrooms with shower rooms and a kitchen. A large double garage is located to the right hand side of the property along with a wooden shelter.

The property has mains water, drainage and electricity.

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