10 bedroom guest house for sale

Self-Catering Holiday Let Business, Kirkmichael Road, Pitlochry, Perthshire, PH16

Offers Over £650,000

Property Description

Commercial information

  • Business for sale
  • Use class orders: C1 Hotels

Key features

  • Superb garden grounds with areas of decking
  • Excellent public areas
  • Spectacular views
  • Luxury self-catering unit available by separate negotiation

Full description

* Idyllic and substantial self-catering holiday accommodation business set in beautiful rural Perthshire near to the historic and attractive holiday destination of Pitlochry.

* Flexible and highly profitable operation, achieving good occupancy resulting in combined net profit of approx, £75K with scope for further development potential.

* Kinnaird House comprises of 6, (4 en-suite) high quality bedrooms, sleeping 11 and beautifully presented, public rooms plus excellent service areas and hot tub.

* Kinnaird Cottage benefits from 2 bedrooms, sleeping 4 lounge, kitchen and shower room plus a further studio apartment comprising of double bedroom, shower room and kitchenette.

* The Retreat Cabin is a luxury self-catering unit, with hot tub and sauna, available, on a leasehold basis, providing £35k to the combined profitability after costs.

* Superb garden grounds with areas of decking and ample recreational space plus private parking.

Only by viewing can one appreciate the absolute beauty of the location of this stunning property and business. The property has a significant footprint and spacious well-maintained garden grounds. Kinnaird House is a stunning Victorian property dating from 1885 and trades primarily as a self-catering business which has 3 distinct areas within. Kinnaird House, Kinnaird Cottage and a Kinnaird Studio flat. The main house is presented in excellent condition and it is evident that there is an active maintenance and upgrading program in place. The quality of the fixtures and fittings is of an impressive standard which is reflected throughout. The house seamlessly blends the character and charm of a Victorian building with the qualitative standards required of the modern discerning tourist. The 2-bedroom cottage offers a further letting option or could make attractive owner's accommodation; it is currently used as family accommodation. The studio flat could equally be further owner's accommodation or add to the letting portfolio. The Retreat Cabin, is a new addition to the letting portfolio, and has proven extremely popular. Recently refurbished to a very high standard, this unit is available as part of the overall sale, and is being offered on a leasehold basis but with an option to purchase should new owners wish. The cabin adds significantly to the profitability of the overall business, and generates a profit of £35k after all the leasehold costs are deducted. This is an excellent addition to the portfolio.
A most attractive feature of this property is the elevated site with tremendous views including over the town of Pitlochry, which is only a 3-minute drive away.

The vendors have developed the business to reflect their exacting standards and unique operation model. However, it is their desire to enjoy the fruits of their labour and reduce their work commitments that brings this attractive property and successful business to the market.

Kinnaird House and Cottage is an established and charming holiday letting business enjoying a high level of occupancy and generating strong profitability. The business has a consistent level of turnover from a fairly simple trading model. The extant business model is to let the house as a single unit as luxury self-catering accommodation both for short and weekly lets. The current owners no longer choose to operate B&B between self-catering lets in the high season but they still have a B&B website and are registered on booking.com; thus B&B could be set up easily if so desired. This is an easy-to-operate trading platform which requires a relatively low amount of input from the vendors. The business operates year-round.

An attractive feature of this business model is that operators can enjoy both higher profit margins, and greater free time, than they could running a traditional bed and breakfast. The business offers flexible trading options as new owners could continue with the extant arrangement or should they wish, operate solely as a high-end bed and breakfast business. The business has its own excellent website plus utilises a number of portal websites. The house could be further developed, both in the roof space, and at the rear.

Kinnaird House is located on the A924 about 2 miles from Pitlochry. Set in the heart of rural Perthshire, Pitlochry remains one of Scotland's most popular holiday destinations catering for year-round tourists and visitors. The area is world-renowned for its access to outdoor activities, to suit all capabilities from hill walking and mountaineering, mountain biking trails, white water rafting and kayaking etc. Pitlochry is surrounded by spectacular scenery and is an ideal base for touring throughout the region to include Edinburgh, St Andrews, Loch Ness, Inverness, Braemar and Royal Deeside.

The town itself is a thriving community, benefiting from a host of retail outlets, recreational and welfare facilities. Pitlochry Festival Theatre (PFT) offers a varied and exciting variety of events throughout the year attracting many visitors to the area. Indeed, Pitlochry is a focal point for many activities which can be studied further at The town is served by a main line railway station providing easy access to Inverness to the north and Perth, Glasgow and Edinburgh to the south. The town has schooling from nursery right through to their 4th year of high school.

Kinnaird House is well-sign posted and located on the A924. This substantial Victorian property has a prominent position and is accessed via a tarmac drive leading to onsite parking. The house is constructed of stone with a pitched slate roof. The house and cottage are set over two floors and the studio flat is set to the ground floor only.

This excellent trading opportunity is presented to an exceptional standard. The public rooms are spacious and benefit from high ceilings and excellent cornicing plus ceiling roses. Access to the building is via a solid wood outer door which leads into a vestibule which has original Victorian tiling. Through an inner glazed door is the spacious and attractive reception hallway with a wide staircase and feature wooden balustrade. From the hallway, doors lead to the guest lounge (left) dining room (right) and to a letting bedroom on the ground floor (rear).

The lounge is a highly impressive and cosy room benefiting from a large bay window to the front with a window seat. The vista from the lounge offers views across the well-maintained gardens to the town of Pitlochry framed by the hills on the horizon. This bright and airy room has a feature marble surround fireplace. The cornices and ceiling rose in this characterful room add a high degree of atmosphere to the property.

The dining room also benefits from a large bay window to the front offering stunning views plus there is a further side window. The feature fireplace with tiled hearth adds a further reflection of the houses Victorian origins. There are double doors which are partially glazed leading to the kitchen.

The spacious kitchen benefits from a wide range of modern wall and base units. There are ample work surfaces and a centre worktop. The kitchen is beautifully appointed with a 5-burner hob and extraction unit plus a range of integrated units (fridge, dishwasher etc.). The kitchen is attractive with wood-effect flooring and window to the side of the property. Off the kitchen is a utility room which is fitted with a matching range of wall and base units with spaces for a washing machine and tumble dryer. There is a door to the rear leading to the courtyard.

All bedrooms are well-presented and have modern furniture and fittings. The en-suites and the bathrooms are modern. The rooms have good in-room facilities providing a high degree of comfort and service and are configured as follows:

Ground Floor
Bedroom 4 - A double bedroom on the ground floor with en-suite shower room

First Floor
Bedroom 1 - King-size bedroom with double window to the front with en-suite bathroom with shower over bath.
Bedroom 2 - King-size bedroom with double window to the front with en-suite bathroom with shower over bath.
Bedroom 3 - Double bedroom with en-suite shower room.
Bedroom 5 - Double standard bedroom with shared bathroom off the hallway.
Bedroom 6 - A standard single bedroom with a shared bathroom off the hallway.
Bathroom - Spacious unit with a modern white suite including W.C. wash hand basin and bath with shower over and glazed screen.

Entry to both, is from the rear courtyard, via a double glazed door. The Studio flat is located on the ground floor, the hallway, leads into a modern compact fitted kitchen, a then on to a modern shower room and double bedroom.
Kinnaird Cottage, is located over two floors, the ground floor comprises, lounge, fitted kitchen and bathroom. A staircase leads to two double bedrooms.

The Retreat Cabin is a luxury self-catering unit located to the rear of the main subjects. The cabin has an excellent outlook and offer splendid holiday accommodation. Internally the unit is finished off to an exceptional standard with open plan living spaces and quality fixtures and fittings. This unit is available for lease by separate negotiation and offers an excellent income stream to supplement the trading aspects of the main business. The terms for this leased unit are:

Capital Premium: £15,000
Rent: £15,000 p.a.
Rent Payments: Quarterly in advance
Rent Reviews: None
Lease Duration: 5 Years
Purchase Option: To be agreed
Lease Type: Full Repairing and Insuring; lessee bears the cost of Insurance
Key Entry Details: Condition/photographic survey to be carried out (At shared costs)
Entry Date: Concurrently with the Sale of Kinnard House

The main property is accessed from the main road via a tarmac drive leading to gravel parking areas. The business has excellent sign-posting to the front aspects. The subjects extend to circa 1/3 an acre with well-maintained garden grounds and lawn areas. To the front lawn is an area of decking which is set to patio furniture. To the side of the house is a hot-tub. An area of patio is also laid to the rear of the property. There is adequate parking to the rear and front of the house. There is a store room and a shed to the rear aspects. The Retreat Cabin has a separate entry, to the rear of Kinnaird House, accessed from a road which runs past the side of the main house. This separate and private cabin enjoys a sauna and hot tub.

Mains electricity and water, drainage is via a bio disc and surface water via a soak away. The property is double glazed and fully centrally heated by way of a mini district heating circuit linked to a biomass boiler. The house benefits from Wi-Fi.

More information from this agent

Nearest station

  • Pitlochry (1.2 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

ASG Commercial, Inverness

17 Kenneth Street Inverness IV3 5NR

01463 568016 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

Map & Street View

Nearest station

  • Pitlochry (1.2 mi)
Distances are straight line measurements from centre of postcode

To view this property or request more details, contact:

ASG Commercial, Inverness

17 Kenneth Street Inverness IV3 5NR

01463 568016 Local call rate

How much will it cost me to call the number displayed on the site?

Standard geographic charges from landlines and mobiles apply and calls may be included in your telecom provider's call package.

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