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Outstanding Guest House in Aviemore

Ravenscraig Guest House, 141 Grampian Road, Aviemore, Aviemore, PH22 1RP, Badenoch and Strathspey
£ 775,000
For sale
Highly Attractive 14-Bedroom Guest House with Spacious Owners Accommodation, set within the Cairngorm National Park.

 

  • Outstanding superior 4-Star (VisitScotland) Guest House set in the ever-popular town of Aviemore, within the Cairngorm National Park.
  • Exceptional trading location on Grampian Road with prominent signage and ample car parking.
  • Well-established, substantial and attractive property with 14 modern letting bedrooms, stylish public areas, and feature breakfasting room.
  • Rare opportunity to purchase and operate a highly profitable year-round business.
  • Spacious and attractive owners’ accommodation with the capacity to use 2 letting rooms for extended family use if required.

 

DESCRIPTION

The Ravenscraig Guest House provides a superb business opportunity set within the ever-popular mountaineering and holiday resort of Aviemore. The subjects have a substantial footprint with spacious amenity grounds. This charming and characterful property reflects its origins of around 1906 with many ornate features and original wood fittings. The business stylishly blends the wonderful original features of the main house with modern and comfortable guest facilities.

Ravenscraig is located on the main thoroughfare in Aviemore with prominent signage trading from a most advantageous position. The property combines excellent guest facilities and spacious owners’ accommodation making this a highly desirable property and only by viewing could prospective new vendors appreciate the scope and opportunity afforded here. The business has undoubted charisma and has been developed to an exceptional level by the current owners bringing the property to the market in truly walk-in condition with a strong level of trade.

REASON FOR SELLING
The sale of The Ravenscraig Guest House represents an exceptional opportunity for new proprietors to own a prestigious property and operate an impressive business set amidst some of the most stunning scenery in the UK. Owned and operated by our clients since 1999, they have now reluctantly brought the property onto the market to retire from the hospitality sector.

TRADE
This is a well-established and highly successful 4-Star (Visit Scotland) business, trading year-round, generating a high level of turnover with a commendable level of profitability. The business also benefits from the ‘Taste our Best Award’. The Ravenscraig Guest House trades on a bed and breakfast basis letting 14 guest bedrooms and has a good reputation for the quality of their rooms and personal service. The business has received a number of positive comments for their imaginative and varied breakfast offering. The rooms are presented to a modern standard providing comfort and quality. Though trading 14 rooms, the business retains an easy-to-operate business model and would be a suitable acquisition for those with no formal hospitality experience but who wish to trade a commercial venture.

The current operators generate interest in the business through their excellent website, a number of portal websites used from time to time and the VisitScotland platform. Many of the guests are repeat visitors who come to the region for many reasons be it business or to enjoy the great outdoors. Tourists include walkers, winter-sports enthusiasts, cyclists, bird-watchers motorcyclists, golfers and fishermen. In the winter the Cairngorm Ski Bus stops outside the business. This commercial guest house operates with the use of a number of employees who ably assist with the turning around of rooms etc. This enables the owners to focus on customer care and the general promotion of the business.

LOCATION
The property is located on the main arterial route through Aviemore and is easily accessed with excellent off-road parking. The area surrounding Aviemore is renowned for its idyllic scenery, mystic lochs, vast glens and open spaces which combine to make the area highly popular with those seeking a variety of holiday options in the Scottish Highlands. The region is renowned for its outdoor activities and there are a great number of Munro’s within the area plus many more leisurely walks. The Cairngorm Mountain range makes Aviemore the Premier Mountain and Ski Resort in Scotland. The town is also a highly popular residential town plus a very attractive tourist destination with some of the most wide ranging facilities within the Highlands. Aviemore benefits from year-round trading due to the wide ranging amenities and facilities available in both the winter and summer. The Cairngorm funicular railway ensures that the Cairngorm Mountains are fully accessible to people of all ages and abilities.

The surrounding countryside provides a wealth of excellent rural sporting opportunities including shooting and salmon fishing on the River Spey. Water sports are available on the many mountain lochs and rivers which include white water rafting, kayaking and sailing. The area has a number of excellent golf courses plus a wide range of other recreational facilities. Aviemore has a wide variety of bars, restaurants, cafes and retail outlets to suit a wide spectrum of expectations. Further afield, visitors can see the many distilleries on the Whisky Trail or castles across the region. Aviemore offers full range of education, social and welfare facilities for residents. The town has a Railway Station and is on the main A9 arterial route from Inverness to Perth, which affords ease of access. Inverness to the North is the capital of the Highlands providing a full range of additional services including an Airport.

THE PROPERTY
The original property is mainly of stone construction under a pitched roof. The main building dates from the early 1900s with numerous modern extensions over many years. The main house is set over two levels and today reflects modern standards in keeping with customer demands. The rear extension is a single storey unit and is of modern construction utilising modern materials. The public areas are pleasantly furnished and attractively decorated. The sumptuous feel of the Guest House provides a wonderfully relaxing environment.

PUBLIC AREAS
The main entrance is located to the front of the property with attractive wooden double doors leading into a spacious vestibule. Thereafter guests enter into the stunning reception hallway providing a feel for the quality and charm on offer throughout the main house. From the reception area guests have a comfortable lounge to the left with attractive double aspect windows and good quality soft furnishings. The lounge has a cosy log fire and there is a range of books and maps for adventurers to plan their next day’s activities. The hallway has many original features and the attractive stairs with wooden banister and balustrades leads to the first floor. The breakfast room is situated to the side and rear of the property. This has two distinct areas which can accommodate all guests (36) at one sitting if required. The most popular area is set within a sun room which is bright and airy. The quality of fixtures and fittings are of an exceptionally high standard with the use of contemporary furniture. On the first floor is a guest WC.

LETTING BEDROOMS
In total there are 14 letting bedrooms but with rooms 14 and 15 being utilised as a suite of rooms for families. In total there is the capacity to sleep 36 guests. Rooms 1 to 6 are located on the first floor within the main building with rooms 14 and 15 located on the ground floor but with a private rear access. All other rooms (7 to 12) are in the annex to the rear of the main building and are accessed from the rear car park. All of these rooms are en-suite benefitting from spacious modern facilities. The units to the rear have excellent disabled accessibility. In room facilities include Free-view TV, hospitality trays, bottled water, hairdryers, bathrobes, heated towel rails, towels, complimentary toiletries and ample storage. The quality of décor and furniture is of a high standard fully justifying the 4-star accolade. Bedroom configuration is as follows:

Room 1 - Single with en-suite
Room 2 - Double with en-suite
Room 3 - Double with en-suite
Room 4 - Single with en-suite
Room 5 - Double with en-suite
Room 6 - Twin with en-suite
Room 7 – King-size with en-suite
Room 8 - Double / twin with en-suite
Room 9 - Double / twin with en-suite
Room 10 - Double / twin with pull out bed with en-suite
Room 11 – Double and two singles with en-suite
Room 12 - Double / twin with pull out bed with en-suite
Room 14 – Double with private bath room
Room 15 – Twin with en-suite

SERVICE AREAS
An attractive feature of the operation is that the customer kitchen is separate to the private kitchen which makes it more efficient to operate. This well-presented kitchen is functional with good ancillary preparation and support rooms including dry-goods and utility rooms. Off the utility room is a suite of rooms; one is currently used an office and the other is used as a general store but has an en-suite shower room attached. This area was previously used by the owners as their living quarters and could be utilised for family use again should new owners so wish. There is ample general storage, numerous housekeeping cupboards, laundry room, drying room, boiler room etc.

PRIVATE ACCOMMODATION
An attractive aspect of this sale is the spacious owners’ accommodation. This appealing area has a modern kitchen which is for personal use only. It is fitted out with modern wall and floor mounted units with an array of white goods. The kitchen has ample space for a dining table. The owners’ large sitting room is situated off the main reception hallway and has an attractive bay window with an outlook over the front of the property. Stairs lead to the owners’ large bedroom which has a modern shower room en-suite. A second bedroom is currently used as a dressing room. On the ground floor, two of the letting bedrooms (14 and 15) could be used as family accommodation if required. Both these rooms are double; one has an en-suite and the other a private bathroom.

GROUNDS
The Ravenscraig Guest House is located on Grampian Road and has a double entrance driveway with ample guest parking both to the front of the property and the rear. The property has an area of border plants to the front and side of the building with a small lawn to the rear with external seating. There is also guest external seating on the decking to the rear. The current owners have a chicken run to the rear of the subjects. There are sheds which are included in the sale; these are used for ski and bike storage. There is also a wood store.

SERVICES
Mains electricity, water and drainage. LPG gas for cooking. Oil fired boiler producing hot water and central heating. The property is fully fire compliant as at 2017. Wi-Fi is available throughout.

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