13 bedroom guest house for saleCoire Glas Guest House, Roy Bridge Road, Spean Bridge, Inverness-Shire, PH34
Under Offer £430,000
Coire Glas Guest House is an attractive and substantial property with the original building dating from the 1960s trading as an AA 3-Star establishment. The property has been further added to with the latest extension being constructed in 2004. A purpose built guest house, this impressive south facing property is set in an elevated position offering un-spoilt views of the Nevis Range and Grey Corries, including the UKs highest mountain Ben Nevis. The location is excellent and Spean Bridge is actually known as 'The crossroads of the Highlands' so offers an ideal touring base. The subjects extend to circa 1 acre with large areas of lawn stretching to the front of the building. This popular Guest House offers a fantastic self-employment opportunity and is presented in walk-in condition. The business trades 10 quality letting bedrooms at present. The owners retain 3 bedrooms for their own use but should new operators wish they could bring some of these rooms into use to increase turnover. A most attractive aspect of this sale is the completely separate owners living accommodation. As expected with such an impressive property, the guest facilities are spacious with an attractive dining room plus guest lounge. The owners have continued to invest into the infrastructure of the business with some new carpets being laid, new tables, chairs and cutlery in the dining room and a number of rooms redecorated in 2016. They have also replaced both the hot water boiler and central heating boiler in 2016. The current owners employ part-time staff to assist with room changes and general cleaning.
The business currently operates as a dedicated bed and breakfast but there is most certainly scope to increase and develop the turnover of the business through the provision of evening meals and, should new owners desire, offering a bar service. The current operator's trade on a year-round basis achieving exceptionally high occupancy levels during the main season from April to September. However with the increase in demand for winter sports there is a steady flow throughout the year. Alternatively, new owners could easily operate on a seasonal basis and achieve a creditable level of turnover just under the VAT threshold. The present operation is generating a turnover of circa £110,000 and with the latent potential a higher level could be achieved. Income is generated through a flexible mix of booking agencies, portal websites and repeat business.
REASON FOR SALE
The vendors have operated the business since Aug 2005 and have enjoyed their tenure. They have invested heavily into the business but it is their intention to retire that brings this superb business and home to the market.
This attractive business is located within the heart of the Village of Spean Bridge amidst the Great Glen. Situated 10 miles north of Fort William close to the intersection between the A82/A86, Loch Ness is located to the North of the property. Spean Bridge Primary School is conveniently situated beside Coire Glas. Surrounded by beautiful countryside, the vendors have a stunning view of the surrounding Munros, the Grey Corries, and Aonach Mor, part of the Nevis ski range.
The area is renowned for its outdoor activities including walking and climbing in the summer months with skiing and ice-climbing being popular in the winter. For walkers the range of terrain provides a great variety in the level of challenge from non-technical hill-walking to more strenuous mountaineering. There are a great many Munros located within easy reach with the Cullins on Skye to the West, the Cairngorms to the East, the Nevis Range and Glencoe to the South. The Great Glen Way and East Highland Way pass close by and attracts a high level of visitors. There is also an abundance of water sports activities within a short drive, be these loch based or on the west coast. For mountain bikers there is an abundance of demanding venues, both at Nevis Range which is close by as well as Laggan Wolftrax.
The Great Glen is also an ever-popular destination for those wishing to undertake a more relaxing holiday, taking advantage of the accessibility of some of the most inspiring countryside in Europe. Furthermore, the area is geared towards tourism with an abundance of recreational activities including castles, historical sites, distilleries, golf, pony trekking, touring and genealogy. The area is renowned for the Commando monument situated just on the edge of the village. The village itself has a number of facilities including visitor attractions, train station, shops and restaurants. The region has an abundance of wildlife, attracting ornithologists and naturalists with red deer, fox, pine marten, badger, otter and many more species locally.
Accessed off the A86, the business is well-signposted and access to the main property is via a private gravel drive. Coire Glas Guest House is an extensive property with a large footprint originally built in the 1960s. The original aspects are of Doran construction with extensions on both wings being of standard construction. Under a pitched tiled roof the building is set over 2 floors. The property is double glazed.
Accessed from the car park to the rear of the property is the reception area which is located next to the office. From a central hallway access is gained to the 6 ground floor letting bedrooms and stairs leading to the remaining 4 letting bedrooms. From the reception area turning right and right again guests find themselves in the spacious guest lounge which is set to soft furnishings with a large TV (the rooms do not have TVs). This charming area is set to soft furnishings and has a log-burning stove. Off the lounge is a bar which is no longer used but could be brought back into use should new owners wish to apply for a license. There are guest bathrooms available off this area. Next to the lounge area is the dining area set to 9 free-standing tables which can seat up to 24 guests. Both the lounge and the dining room have fantastic views towards the Leanachan forest and the magnificent Grey Corries. These rooms are attractively furnished and the level of décor is of a high standard. Access can be gained to the front patio area via patio doors from the lounge / dining room where there is bench seating for guests to enjoy.
Coire Glas Guest House has 10 en-suite letting bedrooms configured as follows; 5 doubles, 3 twins, 1 family and 1 triple room. The family room sleeps 4 persons in a double and 2 single beds. The triples have 3 single beds.
All rooms are attractively decorated and have electric heaters and hospitality trays. The rooms are spacious with excellent quality en-suite shower rooms. The showers are from the new hot water system.
An attractive feature of the sale is the spacious and flexible owner's accommodation. This private and self-contained accommodation is all situated on the ground floor and includes three comfortable bedrooms. One room has an en-suite facility and two other bedrooms share a family bathroom with a bath and plumbing for a shower. The spacious living / dining room has a bay window with excellent views to the front aspect. The lounge has an attractive wood-burning stove. The large kitchen is well-appointed and has excellent workspaces with a centre island. The kitchen is ideal to meet both the business needs and family requirements. Off the kitchen is a small utility room giving private access to the rear garden. The laundry room is off the main accommodation corridor and is fully equipped with Meile rotary iron, linen towels etc. A wash room can be accessed from the lounge and there is adequate storage throughout.
The subjects have a large footprint extending to around 1 acre with ample parking to meet business needs with sufficient space to park 10 cars comfortably. To the front of the property are extensive lawns plus a patio area for guest use. There is a raised area of garden to the rear which is well maintained. There are two sheds for general storage and a lean-to wood store.
The land to the front of the property has some development potential subject to obtaining the necessary consents. The trading elements could be increased where new owners did not require the use of three bedrooms for personal use.
The subjects benefit from mains electricity, water and drainage. LPG gas is used for cooking, hot water and central heating. The owner's lounge and guest lounge have wood burning stoves. All guest bedrooms have electric panel heaters and the remainder of the property benefits from central heating. The guest house is fully fire compliant. The property is double glazed throughout. The business benefits from Wireless Broadband.
The business has on-target sales of £110,000 for the season 2016 - 2017. Forward bookings for 2017-2018 are sitting at around £70,000 as at Oct 2016. Full accounting information will be made available to interested parties post viewing.
Offers Over £430,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory).
The property has an EPC rating of 'F'.
The property has a rateable value of of £4,250.00 with a liability before relief of £2,057.00. However the business has a 100% discount under the 2016 Small Business Bonus Scheme therefore pay no business rates.
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- Spean Bridge (0.5 mi)
- Roy Bridge (2.9 mi)
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- Spean Bridge (0.5 mi)
- Roy Bridge (2.9 mi)
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