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Commercial Property for sale

Adam's Purrfect Cattery, Birch House, The Spinney, Bathgate, West Lothian, EH48 1JX

Under Offer £595,000
3,573 sq. ft.

Property Description

Commercial information

  • Business for sale
  • 3,573 sq ft (331 sq m)

Key features

  • Luxury, centrally heated chalets with standard, double & family accommodation
  • Registered for 80 cats
  • Growing turnover & profit levels
  • Set in tranquil gardens (0.92 acres or thereby)
  • High quality 3 bedroom owners dwelling
  • Offers Over 595,000

Full description


The subjects comprise a purpose built cattery with adjacent high quality owners accommodation, situated in attractive grounds.

The cattery provides 35 internal chalets, which can all cater for two cats. In addition, ten can interlink (back to back) to accommodate up to four cats. There are a further four isolation units and an office area. All are centrally heated, double glazed and have piped music.

At the rear of the West wing are four outside chalets; three double units and one family unit. All four outside chalets are fully heated and can be used throughout the year.

Adjacent to the cattery is the owners accommodation providing three public rooms, three bedrooms (one en suite), kitchen, utility room and bathroom, all finished to an excellent standard.

The two storey section of the West wing could be converted to provide a "granny flat" or further living accommodation.

The grounds extend to 0.92 acres (0.37 Ha) or thereby and are attractively landscaped. Access is via electric gates which lead to a gravelled area, providing ample parking in addition to a large car garage which also provides extra storage. To the front is a large feature pond, with various patio areas surrounding the house. A secluded grassed garden is situated to the rear of the house. The site offers potential for expansion if required.


The subjects are located in attractive rural surroundings immediately to the North of the A89, Newbridge to Bathgate road route on the Northern outskirts of Livingston.

The A89 runs parallel to the M8 motorway, immediately to the North, and the subjects are situated approximately two and a half miles West of Junction 3 of the M8 (Deer Park, Livingston) and three miles from Bathgate town centre. As such, they are readily accessible, benefiting from the excellent road networks within Central Scotland, including Edinburgh and Glasgow.


We would summarise the accommodation as undernoted:-


Ground Floor (West Wing) Reception and kitchen/preparation area.
6 double chalets to front and 9 double chalets to rear.
49 m (527 sq ft)

4 isolation chalets
31 m (334 sq ft)

First Floor (West wing) Office/food storage area (potential for conversion to additional accommodation)
24 m (258 sq ft)

Ground Floor (main building) 10 double chalets to front, kitchen, preparation area and 10 double chalets to rear (10 interconnect to provide family accommodation)
71 m (764 sq ft)


Three double chalets and one family chalet.

Owners House

Ground Floor (Main Building) Entrance hall, lounge, dining room, dining kitchen, three bedrooms (1 en suite) and bathroom. Utility room and sitting room. Walk in cupboard adjacent to sitting room is plumbed to provide en suite if additional bedroom accommodation is required. Gross internal area 157m (1,690 sq ft)


Attractive gardens with pond, grassed rear and side gardens, gravelled drive/parking and large garage with storage.

Site area 0.92 acres (0.37 Ha)

The above areas are approximate and provided for information purposes only.


The subjects are served with mains electricity, water and gas, and heating is provided via radiators throughout the cattery and house.

The premises have the benefit of a full alarm system and an intercom controls access to the grounds. A smoke detector system is installed throughout the house and cattery.

Purpose built in December 1999, the cattery is undoubtedly one of the finest and most modern in the UK.

Accommodation is provided in 35 interior chalets and four exterior chalets, all of which can accommodate as least two cats. To ensure the cats are comfortable during their stay, the accommodation is centrally heated and double glazed, the piped music. A collection
and delivery service is also offered and the cattery is currently licensed to board a maximum of 80 cats.

Custom is effectively generated via word of mouth with 70% of business local, 25% from Edinburgh with the remaining trade coming from East Lothian and Lanarkshire. The business website also produces vital new business in addition to providing an easy booking portal for existing customers (

Having earned an excellent reputation, repeat custom is high with many customers utilising the cattery numerous times throughout the year. Despite the recession, the cattery revenue has shown a continued year on year growth resulting in an increase of 8% on 2014/5 and over 16% since 2008. Having relied on personal recommendation and website only for new business since 2010, there is scope to increase the turnover through increased advertising/

Financial documentation will be provided to interested parties after viewing. Revenue for the year ending March 2016 was in excess of 103,000 inclusive of VAT (91,000 excluding flat rate VAT).

The business offers a fantastic lifestyle opportunity offering unrivalled independence whilst maintaining an excellent and profitable income source. No staff are employed and opening hours are as follows -

Monday, Tuesday, Thursday & Friday
10 am - 12 noon and 4 pm - 5 pm
Wednesday closed
Saturday & Sunday 10 am - 12 noon


Copies of the Energy Performance Certificates are available upon request, however, the ratings are as follows -

Owners dwelling Band D
Cattery Band D

Map & Street View

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