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17 Photo

17 Photo

Substantial Guest House in Spean Bridge

Inverour Guest House, Roy Ridge Road, Spean Bridge, Spean Bridge, PH34 4EU, Highlands
£ 430,000 / Offers Over
For sale
Attractive 7-bedroom guest house in the heart of the Great Glen with spacious 2-bed owner’s accommodation.

 

  • Attractive and substantial 3-Star (VisitScotland) guest house presenting an ideal lifestyle business located in the heart of the Great Glen.
  • Set within an area ideally suited to those who enjoy outdoor pursuits on the busy Fort William to Inverness route.
  • Sustainable business model with sound turnover and profitability, trading seasonally with significant business development potential.
  • 7 comfortable letting bedrooms (5 en-suite) and attractive public areas.
  • Private and spacious 2-bedroom owner’s accommodation with large lounge, conservatory and family bathroom.
  • Expansive garden and grounds with off-road parking and excellent amenity space.

DESCRIPTION
Inverour Guest House is an attractive and substantial property dating from circa 1903. Formerly the Schoolmasters house and Post Office, Inverour is one of the oldest properties in the village. The business is in a most attractive trading location offering a tremendous lifestyle business proposition plus a lovely home. The vendor has continued to improve facilities and her personal living space, presenting the business in true walk-in condition. The property is well-designed as a guest house with 7 letting bedrooms, spacious dining room and excellent service facilities. The business trades with a 3-Star (VisitScotland) grading and in a recent report it was suggested that with a few minor modifications the business could attain a 4-Star grading. The quality of trip advisor reviews reflect the attention to detail the owner places on service provision. An attractive feature of this property is the well-presented owner’s accommodation which has a private access and is mainly separate from guest facilities. With two bedrooms, family bathroom, large lounge and conservatory the owner’s living space would be suitable to an extended family.

TRADING ASPECTS
The business operates on a bed and breakfast basis but there is most certainly scope to increase and develop the turnover, as the current operator trades mainly on a seasonal basis from March to October. The vendor is a sole owner / operator and therefore runs the business with the help of staff and occasionally restricts bookings for personal reasons. However with the strong demand in the main season and the popularity of winter sports there is potential to steadily growing trade further. Previously owners offered evening meals to their guests and this proved to be extremely popular; this could be a business development aspect for new owners.

This attractive business is located within the heart of the village of Spean Bridge amidst the Great Glen. Situated 10 miles north of Fort William on the intersection between the A82/A86. Surrounded by beautiful countryside, the present vendors can stand in their garden and look to the surrounding Munros, from the kitchen window there is the most stunning view of the Grey Corries, close by is Aonach Mor, part of the Nevis ski range. The business is well positioned to take advantage of pre-booked or passing trade, with the various booking agencies ensuring a steady demand for accommodation and the level of forward bookings are always evident at Inverour. The business also benefits from passing trade from those who are undertaking an odyssey in the West and Central Highlands, or travelling between regions of the Highlands including Skye, Inverness, Cairngorm National Park, Mull and Glencoe: all of which are within easy driving distance. Repeat visitors also account for a significant element of turnover.

REASON FOR SALE
The vendor purchased the property in 2015 and it is a change of family circumstance as well as her desire to retire that now brings this attractive lifestyle business to the market.

LOCATION
The area around Spean Bridge is renowned for its outdoor activities including walking and climbing in the summer months with skiing and ice-climbing being popular in the winter. For walkers the range of terrain provides a great variety in the level of challenge from non-technical hill-walking to more strenuous mountaineering. There are a great many Munros located within easy reach, with the Cullins on Skye to the West, the Cairngorms to the East, the Nevis Range and Glencoe to the South. The Great Glen Way passes close by and the vendor offers a pick-up and drop-off service where prearranged; this is a popular provision and attracts a good level of business. There is also an abundance of water sports activities within a short drive, be these loch based or on the west coast. For mountain bikers there are plenty of demanding venues, both at Nevis Range which is close by as well as Laggan Wolftrax. The Great Glen is also an ever-popular destination for those wishing to undertake a more relaxing holiday, taking advantage of the accessibility of some of the most inspiring countryside in Europe. Furthermore, the area is geared towards tourism with many recreational activities including castles, historical sites, distilleries, golf, pony trekking, touring and genealogy. The village itself has a number of facilities including visitor attractions, shops and restaurants adjacent to the guest house. The area has an abundance of wildlife, attracting ornithologists and naturalists with red deer, fox, pine marten, badger, otter and many more species locally.

THE PROPERTY
Inverour Guest House is an extensive property with a large footprint originally built in 1903. Of stone construction with pitched roof the property has sympathetic extensions providing a spacious business and family home, set over 2 floors. Parking is situated to the rear of the property and is accessed via a shared driveway.

PUBLIC AREAS
Entry to the building is via the front door which leads into a spacious tile floored vestibule providing guests with an area to take off their walking boots etc. Through a secondary door is the reception hallway. To the right of the reception hallway is the spacious and attractively decorated dining room which seats 18 guests for breakfast. There is also a sofa for guests to relax.

Inverour Guest House has 7 letting bedrooms; 6 situated on the first floor with one room on the ground floor; the latter being ideal for less able guests. Currently the room on the ground floor (Room 6) is used on an over-flow basis only. Five rooms are en-suite with two rooms sharing a shower room and W.C. All rooms are pleasantly decorated and have hospitality trays, hair dryers, well-designed information booklets and TVs. Rooms are configured to:

Ground Floor
Room 6 - Twin room with en-suite shower room

First Floor
Room 1 - Double room with en-suite shower room
Room 2 - Twin room plus fold-down single sofa bed sharing a shower room with room 2a
Room 2a - Single room sharing a W.C. and shower room with room 2
Room 3 - Double room with en-suite shower room
Room 4 - Double room plus fold-down single sofa bed with en-suite shower room
Room 5 - Twin with en-suite shower room

OWNER’S ACCOMMODATION
An attractive feature of the accommodation is the private and self-contained owner’s accommodation. The current owner has invested heavily into increasing the comfort levels of her living space. She has extended the owners space to include what was previously the residents lounge, has put in new hard wood flooring, a new recessed wood-burning stove and radiators. All owners’ accommodation is situated on the ground floor and includes two bedrooms, bathroom, office and kitchen with center aisle. The kitchen is well-appointed and offers ample space for both business and personal use. Off the kitchen is a spacious utility room; this is where the boiler is located. The owner’s accommodation is accessed via a private entrance to the rear and one of the bedrooms has patio doors leading out to the garden.

GROUNDS
The front of the house has a small area set to a table and chairs with a low maintenance garden laid to shrubs and plants. The subjects have a large footprint and has ample parking to meet business needs with sufficient space for 12 cars. There is a double garage currently used as a drying room and for the storage of guest’s cycles plus general equipment. There is an area of garden which is well-maintained with a patio area. This enclosed garden is mainly laid to lawn with some shrubs.

DEVELOPMENT POTENTIAL
Past owners considered further development and although it has now lapsed, there was planning permission to develop the double garage into a self-catering holiday let. New owners may wish to resurrect this planning application.

SERVICES
The subjects benefit from mains electricity, water and drainage. LPG gas is used for cooking and the property has oil fired central heating. The guest house has an integral fire alarm system. The main building is fully double glazed with triple glazing in the lounge window. The property is fire compliant. Wi-Fi is available throughout. The business operates with CCTV cameras covering the main entrance and the dining room to assist with service levels.

ACCOUNTS
Full trading information will be made available to interested parties post viewing. The business trades to a restricted level through personal circumstance and choice but generates sound profit with greater operating potential.

RATES
The rateable value of Inverour Guest House is £6,750 (effective from 01 Apr 2017). The business benefits from the Small Business Bonus Scheme with a 100% discount with a payment liability of £0.00.

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