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5 bedroom guest house for sale

Port Clair, Invermoriston, IV63

Offers Over £545,000

Property Description

Key features

  • Chain Free
  • Ready to Move
  • Prime Location
  • Double Glazed
  • Waterfront Properties
  • Former Country House Boutique Bed & Breakfast and Highly successful Self-catering Holiday Lodge
  • Sits at the edge of a forest with views of Loch Ness and Mountains
  • Great Glen Way runs through forest (only 3 mins walk from properties)

Full description

Tenure: Freehold

Property Ref: 2362

Two Waterfront Properties. Former Boutique Bed & Breakfast and Self-Catering Holiday Lodge.

Business
This highly desirable waterfront hospitality business has come to market with an excellent turnover and profit. It is in one of the most beautiful tourist spots in Scotland, Loch Ness. The business accounts show that tourism in this part of Scotland literally guarantees a good income each year assuming the quality of service and standards are kept to a high level.

Loch Ness Highland Cottage (Boutique Bed & Breakfast) and Loch Ness Country Lodge (Self-catering holiday lodge) are situated overlooking the famous Loch Ness. The properties lie within a large fenced garden which has mature pine trees, various shrubs, and lawn. The rear of the properties sits at the edge of a pine forest through which The Great Glen Way runs. Thousands walk or cycle this route every year and are good for passing trade. Both properties have stunning views of Loch Ness and the surrounding mountains. The properties also benefit from further trade as they are situated on the main A82 trunk road that runs from Glasgow to Inverness.
The boutique B&B has 3 ensuite bedrooms (one of which is the vendors) and the holiday lodge has two bedrooms but can sleep up to 6 people. The B&B could be opened for business immediately and the holiday lodge is currently open and generating an extremely good income. The vendors would be willing to help the new buyers set up their business and maximize their income.

Trade 
The vendors trade the business all year round although October through to Easter runs at a reduced rate. Xmas and New Year are always busy. Peak season, May to September sees both properties generally fully booked with the vendors sometimes having to turn business away. Low season also sees business from workers and tradespeople working in the many industries in the area looking for accommodation.

The business has its own website which includes its own automated booking system.

(The boutique B&B achieved a 9.6 guest feedback from booking.com and the holiday lodge currently has a 9.2 guest feedback reflecting the quality that they offer.) Based on previous years business the owners would expect to see the current turnover of over £70,000.

Properties
Loch Ness Highland Cottage (Boutique Bed & Breakfast)
Built in the 1938s this lovely bungalow has one of the most stunning views in the Scottish Highlands. Externally it has parking for two cars, a very large front hedged garden with mature pine trees running along the drive leading up to the property. At the front of the property is a large gravelled patio area with steps leading down to the garden which then slopes down towards the A82. Loch Ness is situated only a few yards across the road.

The vendor's lounge, the guests' dining room, and both guests' bedrooms are at the front of the house and all have a wonderful view of Loch Ness. The vendor's ensuite bedroom is at the rear of the house and overlooks the back garden. The entrance to the property is through a main and full glass vestibule door. A small hallway leads to the office where the owners can sit and look straight out at Loch Ness.

The hallway, vendors lounge and dining room all have dark wood flooring with various Afghan rugs. All public rooms are candlelit in the evening.

The two guest ensuite bedrooms (King and Queen rooms) have handmade antiqued solid oak wide plank flooring with Afghan rugs. The King room has a super-king bed with a large Da Vinci canvas on the wall. Its travertine tiled bathroom has a pod bath, shower, led mirror and cabinet sink. The Queen room has a king bed with a large Botticelli canvas on the wall. Its black slate tiled shower-room has a cabinet sink with led mirror. Both bedrooms have flat screen TVs with Freesat and large wardrobes. Each has glazed French doors leading to decking where guests can sit outside and watch the birds and red squirrels feeding on the bird-feeders overlooking Loch Ness. A solid oak beamed wall separates both guests' bedrooms.

The vendors' ensuite bedroom has solid oak flooring. (The owners will be taking all furniture including bed from this room). Its tastefully tiled shower-room has a large French style black slate cabinet sink and a large French Provence mural on the wall.

The guests' dining room can seat easily seat up to 6 people on 3 small tables or one large table. On special occasions, the owners have served guests a champagne breakfast on the front patio overlooking Loch Ness.

The vendors' lounge has a large log burner which sits on a black slate hearth and heats all the radiators in the house. This is backed up by oil fired central heating. It is also set up for Sky TV reception.

(A detailed inventory list of fixtures, fittings, furniture, linen, cutlery, crockery will be available to potential buyers)

The large well-appointed modern kitchen diner has two large fridge freezers, an induction hob for fast cooking, a built-in microwave and oven, washing machine, dishwasher, double Belfast sink, and tumble dryer. There is plenty of solid oak worktop space to cook guest breakfasts. And, there is a small dining room accessed from the kitchen where the owners can take their meals and watch TV if required. There is a second hallway leading to all the bedrooms. This has solid oak flooring and each bedroom has an oak door. This is also candlelit in the evening.

There are various object d'art throughout the house and the vendor's attention to detail can be seen in every room.

The B&B is totally fenced off to provide a secure area for dogs and children. Free wifi is currently available in all areas of both properties.

Property Layout.
Owners lounge
Large kitchen diner
Guests dining room
Guest ensuite bedrooms x 2
Vendors ensuite bedroom
Vendors office
Two hallways
Vestibule

Loch Ness Country Lodge (Self-catering holiday lodge - sleeps up to 6 people)
Built-in 2016 this large two bedroom lodge offers spacious accommodation for up to six guests. It boasts a large double-glazed floor to ceiling window which has a small but lovely view of Loch Ness and the mountain on the other side. The property has recessed led ceiling lighting and a contemporary chandelier.

It has one large double bedroom which has a queen sized bed, a chest of drawers and a hanging rail for guests clothes. And, one medium-sized twin bedroom which has two single beds, the small cabinet with reading light and a hanging rail for guests clothes. Both have fitted carpets.

Its large lounge and dining area include a fully equipped kitchen, a large corner sofa, a double sofa bed, a coffee table, a log burner and a flat-screen TV with Freesat. The small double sofa bed can sleep up to two people. Oil fired central heating provides hot water to the sinks and shower and heats the slate grey designer vertical radiators. There is a large floor to ceiling tiled wet-room with an oak cabinet sink and shower and toilet.

The lodge sits behind the B&B and is therefore ideally situated for the new owners to welcome guests. Externally it has a seating area for guests who wish to take meals or drinks outside and parking for up to two cars.

This property is accessible and offers ideal accommodation to the disabled.
Property Layout
Large lounge diner
Guest bedrooms x 2
Wet-room
Laundry cupboard

Land
The subjects extend to approx 0.4 of an acre. In addition to the properties, there is a large shed approx 20ft by 8 ft with log storage attached to the side. A water filter house (attached to the rear of the B&B) and a small storage bin for laundry. There is adequate parking for at least 4 cars plus there is a further room available by the side of the drive leading up from the main road and at the rear of the holiday lodge. A stream, which runs close to the properties, comes from the mountain loch behind and provides water for the properties. This water is treated by filters in the water filter housing attached to the rear of the B&B. There are various hedges and trees which include a stunning red Japanese Maple in the front garden and a Rowan Tree in the back garden.

Recent History of the Properties
The vendors converted the house into a Boutique Bed & Breakfast in 2012. It took 6 months of hard work. They took it down to a shell, reconfigured the rooms and put in new flooring, new water heating system, new log burner, new walls, 3 new ensuite bedrooms, new kitchen, new water filter appliances, and housing. Loft insulation was upgraded to the maximum together with cavity wall insulation in the extension part of the house.

As the vendors were nearing retirement they wanted a business that was much less labour intensive so Loch Ness Country Lodge self-catering accommodation was built in July 2016 to replace the Boutique Bed & Breakfast which was closed late 2015.

Reason for Sale
This is an excellent business but due to retirement the vendors now wish to pass it over to someone else who will continue the work that they started back in 2012.

Boat Mooring
The vendor is a resident of the area was given permission, free of charge, to moor a 32ft boat in the small bay near Fort Augustus. The new owner may be able to do the same.

Additional Sales
There is a second-holiday lodge which the vendors are keeping. However, if they consider selling it in the near future the new buyers will be given first refusal to purchase.

Utilities
The properties have their own private water supply so there are no water rates. Currently and no council tax to pay on the holiday lodge as small business properties have 100% exemption. Septic tank,

Photographs
The aerial and garden photographs are taken from above and in front of the properties.

Note
We are 1 mile south of where Google Map places us using the postcode.

Residential Sale
We will consider a residential sale.

Property Ref: 2362


Property Ref: 2362
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