20 Photo

20 Photo

Five Exceptional Lodges in Pitlochry for Lease

Kinnaird Woodland Lodges, Kirkmichael Road, Pitlochry, PH16 5JL
£ 60,000 / Offers Over
Superb Leasehold Opportunity Comprising Five High Quality Lodges in Ever-Popular Town of Pitlochry.


  • Outstanding and substantial holiday lodge business set in beautiful rural Perthshire adjacent to the historic and attractive holiday destination of Pitlochry.
  • Established business trading to a sustainable and high level of profitability (c£97,000 in 2016).
  • Idyllic hill-side setting with all lodges having elevated views across towards Pitlochry and the hills beyond.
  • 5 pine clad lodges all excellently-presented, fully equipped with modern fitted kitchen/lounge/dining room plus well-appointed bathrooms.
  • Each lodge has a private decking area with hot tub and BBQ area in a peaceful location.


Only by viewing can one appreciate the absolute beauty of the location of this stunning business. Kinnaird Woodland Lodges is a self-catering business established in 1999 comprising of 5 high quality lodges set in around ½ an acre. The accommodation includes 3 larger L shaped 2 bedroomed lodges and 2 smaller rectangular 1 bedroomed lodges. The vendor trades as a couple’s only site and currently utilises the 2nd bedroom in the L shaped lodges for storage. These rooms could be reinstated as a bedroom or accommodate a sauna or other additional features. The lodges are in excellent condition and it is evident that there is an active maintenance program in place. The quality of the fixtures and fittings is of a high standard reflected in the superb kitchens and bathroom suites. A key feature of each lodge is the individual hot tub within its own private decking area. In addition, each lodge has a wood-burning stove, which is a fantastic attraction for winter trade. A great feature of the location is the elevated site with tremendous views over the stunning town of Pitlochry, which is only a 3-minute drive away. The lodges benefit from excellent insulation and central heating. The sale includes ample allocated parking.

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 Woodland Lodges is an established and unique holiday letting business operating to an exceptionally high level generating outstanding profitability. Turnover generated in 2016 was c£176,000 resulting in a net profit of around £97,000. The previous year’s trade reflects similar levels of activity. The vendors have a distinctive business and market it in a very individual way. They focus on short stays of 2 to 3 days for couples only, offering an exclusive experience which maximises income. This model generates a high income level per lodge on around 60% occupancy. The current operators believe that occupancy levels could be further increased.

The business operates year-round but with the main share of trade being generated in the May to November. An attractive feature of this business is that it has no catering commitment and the lodges are serviced on the changeover days only, which reduces the workload, laundry and management time compared to serviced accommodation.

Kinnaird Woodland Lodges are located just off 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, from hill walking and mountaineering to suit all capabilities, 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. Whether golf, castles, whisky trails, wildlife, fishing or just stunning scenery is the penchant for the visitor, Pitlochry is a superb base from where it is all accessible within a day trip.

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 drawing in many visitors to the area. Indeed, Pitlochry is a focal point for many activities which can be studied further at www.pitlochry.org. 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.

Built between 1999 and 2004, Kinnaird Woodland Lodges are signposted from the A924; access is via a tarmac shared access road leading to an open plan car park. The 5 lodges are of similar construction type, each being of timber frame and wooden clad exterior on a concrete base. The internal presentation are all very comparable, with high quality decorative finishes throughout. The lodges have good positioning on the site providing for individual amenity space, comfort and privacy.

Each lodge initially enters into a hallway which gives access to all areas. The main area is the attractive lounge/dining/kitchen area with large feature patio doors which open directly onto the decking area, offering exceptional views towards Pitlochry. The lodges benefit from a high standard of décor with comfortable furnishings and dining table and chairs. The lodges have a smart range of facilities to make any stay comfortable and relaxing. The kitchen area is of a modern design and is particularly well-equipped with a fridge/freezer, microwave, kettle, toaster, 4-ring cooker/oven and washing machine. Lounge areas are spacious, beautifully furnished and benefit from a wood-burning stove. The bedroom accommodation is configured to; one double bedroom and storage area in three lodges, and 1 double bedroom in the other two. The larger lodges extend to an approximate internal area of 61m2 and the smaller units 41m2. The bedrooms are well-presented and have ample storage with built-in wardrobes. The shower/ bathrooms are of high quality with a white suite comprising of a bath with shower over or large walk in shower, WC and wash-hand basin. They also feature tiled walls, heater, vented extract fan and tiled floors. The lodges are as follows:

Craigower - 2 bedroomed - built in 1999
Ben-Y-Vrackie – 2 bedroomed - built in 2000
Shiehallion – 2 bedroomed - built in 2002
Bealach - 1 bedroomed - built in 2004
Beinn A Ghlo – 1 bedroomed - built in 2004

The subjects extend to circa ½ an acre with well-maintained grounds. The lodges have ample parking, recreational ground and access roads. Each lodge has its own wood store.

With mains electricity and water. Sewage via a Bio Disc (at a shared cost). The vendor will agree beneficial rates for heating and hot water with new owners. The lodges are double glazed. The site benefits from Wi-Fi (at a shared cost).

The lodges currently trade year-round generating a high level of income and profitability. Full trading figures will be presented post viewing.

The website generates over 95% of revenues, creating a massive saving in the acquisition of bookings compared to third party websites such as booking.com.

Capital In-going Premium: £60,000; Rent: £50,000 p.a. rent; Rent Payments: Monthly in advance; Rent Reviews: Every Five years in line with RPI; Lease Duration: Up to 12 Years; Leaser Type: Full Repairing and Insuring; lessee bears the cost of Insurance; Key Entry Details: Condition survey to be carried out by mutual Agreement and shared costs; Stock at cost: Paid in full within 28 days; Entry Date: As Agreed. Full Lease to be presented within 30 Days of draft offer.

Craigower - EPC Rating C70
Ben-Y-Vrackie - EPC Rating C70
Shiehallion - EPC Rating D63
Bealach - EPC Rating D61
Bein A Ghlo - EPC Rating E41



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