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Five Bedroom Guest House In Kingussie

Avondale House Guest House, Kingussie, PH21 1HF, Badenoch and Strathspey
£ 399,000 / Offers Around
Under Offer
Highly Attractive 5-Bedroom Guest House in Kingussie, within the Cairngorm National Park.


  • A high quality and charming Edwardian Highland guest house in picturesque Kingussie with potential to let 5 en-suite bedrooms.
  • Seasonally run, “home and income” lifestyle opportunity within the Cairngorm National Park.
  • Superb trading location on the popular A86 within an ever vibrant tourist town.
  • Includes 2-bedroom owner’s accommodation all set amidst spacious grounds and well maintained mature gardens.

Avondale House is a substantial and highly attractive detached Edwardian Scottish villa dating back to 1907. Prominently located on the outskirts of the town of Kingussie, this elegant stone built property is set in beautiful, mature gardens enjoying prime roadside frontage adjacent to the A86 (Newtonmore Road). Currently operated as a seasonal guest house, the property exudes character and charm, offering a warm and friendly welcome where comfort, service and quality feature highly. The current owner has adopted a trading model which suits her own lifestyle, operating for a fairly short season (April – October), trading three of the five potential letting rooms only and advertising on a restricted manner. The owner does not actively utilise any portal websites such as, late rooms etc. There is no doubt that advertising with some of the main booking agencies would see a dramatic increase in turnover if this is what new owners wished, and is a business development aspect of this attractive property.

The property was extended some years ago and a three bedroom annex is situated to the front of the property. This houses the three ensuite letting rooms usually let out by the current owner and can separate the rest of the house from the trading area, if a larger family home is required.

Through mature gardens a gravel driveway leads to the beautiful arched entrance portico. On the ground floor is a bright and commodious breakfasting room with 4 tables comfortably laid to seat 8 guests. This room has beautiful ornate cornicing, an elegant ceiling rose centred within a high ceiling and deep skirting boards, all reflective of the origins of this substantive property. The room has an open fire with an excellent surround and is decorated to a high standard; a feature which is evident throughout the property. Adjacent to the breakfasting room is the elegant lounge that is retained for use by the resident owners, providing a high level of comfort and space to relax. Stairs lead up from the reception hallway to 4 bedrooms; there are 2 for use by guests and 2 retained for owner’s use. These are supplemented with 3 further bedrooms located downstairs. In total there are 5 quality guest bedrooms.

Avondale House has 5 letting bedrooms to sleep 10 guests (3 double and 2 twins). All bedrooms benefit from en-suite facilities. Three such rooms are located on the ground floor, which provides access to facilities for less able guests. All rooms are very comfortable, have controllable central heating, colour television, radio alarm clocks, hairdryer, complimentary toiletries, and tea/coffee hospitality trays and are delightfully furnished and attractively decorated.

The owner’s currently make use of two standard rooms with private family bathroom facilities on the first floor. On the ground floor there is a smart lounge which is presented to a high standard and a substantial office; both are retained for personal use. The large kitchen / diner is a most attractive feature of this property with excellent storage and a 4-oven Aga cooker. The dining area has a large table with corner seat. To the rear of the kitchen there is a substantial utility room which again provides excellent working space and storage and leads to the rear garden. There is a separate boiler room accessed from the rear garden. The laundry and utility room is situated to the rear of the kitchen. A substantial linen store is situated on the first floor.

The region is famous for its wondrous landscapes and outdoor activities based within the Cairngorm and Monadhliath Mountain ranges. Hill walking and water sports are popular in the summer season and the area benefits from ski provision, and snow and ice climbing in the winter. For the dedicated golfer there is a number of good quality courses within the immediate area, the most famous being Boat of Garten GC. Kingussie enjoys a good community spirit and there is a website dedicated to promoting the area which can be accessed at Information is also available here on the Kingussie Business Forum which promotes local businesses.

Avondale House is a substantial property and benefits from a prime roadside trading position. There is parking for up to 8 cars; ample for business needs and owners use; there is also a motorbike hard-standing. Attractive mature gardens surrounding the main building complement this prestigious property and there are a number of storage facilities including a large workshop, a traditional wooden shed and a spacious garage. The workshop and garage are both fitted with lights and power sockets.

Within the present range of accommodation there is scope to add a conservatory to the rear of the property increasing amenity space for both guests and owners alike; the foundations are set. There is also the opportunity to introduce the provision of evening meals which would boost turnover beyond its present level with limited associated capital outlay. The present restricted trading model could quite easily be extended to take advantage of those participating in a Winter break and enjoying winter sports.

Benefiting from mains electricity, water and drainage, LPG gas is used for the gas fire in the lounge only. The property boasts double glazing throughout. Oil fired central heating and boiler system provides a consistently high level of service. The building benefits from an integral fire alarm system.


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