Woodlands Guest House In Drumnadrochit For Sale

Business description

DESCRIPTION
Woodlands Guest House is a substantial, modern property which has been maintained to a truly exceptional standard. The subjects have a significant footprint with outstanding amenity space to both front and rear aspects. The grounds also reflect the care and attention that the owners take of the main building. Located in the village of Drumnadrochit, this elegant property radiates character and charm, offering a warm Highland welcome where comfort, service and quality feature highly. Income is derived solely from the bed and breakfast operation but there is potential to supplement this income through the provision of a limited evening meal service. The proprietors operate their business effectively to ensure a level of income that meets their present needs. Although the guest house has the potential for five en-suite letting rooms, the present owners restrict trade to three letting rooms in the guest house with self-catering in the self-contained apartment. By choice, they limit operation of the business to 7 months of the year taking advantage of the main tourist season. This self-imposed operating constraint limits their turnover to circa £30,000. New owners could operate the business at its current leisurely level or could trade it to a higher intensity achieving a turnover at just below the VAT threshold. The vendors presently operate the business to suit their family situation. The immaculate property, excellent owners accommodation and service areas, well appointed guest facilities and established gardens make this attractive and stylish, well established guest house business a superb ‘home and income’ lifestyle opportunity.
The village of Drumnadrochit is set within the picturesque and world renowned Great Glen, on the arterial route from Inverness to Fort William. The property is conveniently located for guests wishing to walk to the excellent range of nearby shops, restaurants, visitor attractions etc. The village is well served with facilities and services for visitors and residents alike and has schooling up to 6th form. The location of Woodlands Guest House ensures that it benefits from the busy tourist season but could also profit from year-round business-to-business activity. The village attracts a great many visitors to visit the Loch Ness Visitor Centre and is the focal point for ‘Nessie Hunters’ from around the world. Urquhart Castle is just a short drive away and is a most popular attraction within the area.
Drumnadrochit is a way point on the Great Glen Way and the Great Glen Cycle-way. The village is most accessible and centrally located for exploring a much wider area and taking in its many attractions. Inverness, Culloden Battlefield and Cawdor castle are all within easy reach. Skye and the West Coast are a day trip and Fort William is just an hour’s drive away. Mountains and hills are located to all points of the compass, as is some of the most beautiful countryside in the UK. Outdoor pursuits such as bird watching and fishing also draw a great many visitors to the area who take advantage of the abundance of wildlife. For the dedicated golfer there are a number of outstanding quality golf courses within the immediate area, the most famous being Castle Stuart; the new home of the Barclays Scottish Open. Castles, potteries and distilleries offer the more pedestrian tourist with places of culture, interest and history to visit. Drumnadrochit enjoys a most suitable geographic location as a base from which visitors can continue their odyssey of Highlands of Scotland.
The present owners bought Woodlands in 2007 and it has offered them an enjoyable, rewarding and successful lifestyle to date. During their tenure they have lifted the decor and service provision to a high standard resulting in much repeat trade. There is undeniable capacity to increase turnover and therefore profitability through increasing catering provision and bringing the currently un-used letting facilities on-line. Another attractive feature of this property is the extensive gardens which provide some scope for further development subject to necessary consents. Due to new challenges presenting themselves, the proprietors have chosen to bring this excellent home and income opportunity onto the market.
GROUNDS
The Woodlands Guest House is a substantial property and benefits from a most prestigious trading position. There is parking for up to 7 guest cars plus owners parking on a tarmac area. The drive is partially laid to brick with gravel areas. Laid mainly to lawn, there are well maintained border areas with shrubs, heather and flowering plants. The subjects extend to about ½ of an acre. To the rear of the main building is a log cabin which is currently utilised as a family recreational area. In addition there is a garden storage facility. A decking area provides a lovely amenity for both guests and the owners alike. The grounds are surrounded by a high fence to the rear providing a good level of privacy. There is also security lighting.
DEVELOPMENT POTENTIAL
The business is currently operated at approximately 50% of letting capacity by personal preference of the proprietors. There is without doubt considerable capacity to increase trade by utilising the letting capacity of the business and to trade for longer than the current 7 month trading pattern.
SERVICES
The subjects benefit from mains utilities; electricity, water and drainage. The property recently fitted double glazing throughout. LPG gas fired central heating and cooking facilities. The building benefits from an integral fire alarm system which includes the self contained apartment.
TRADE
The present trading pattern provides a most comfortable family home and an good level of profitability on restricted trading. Full trading figures will be made available to interested parties subsequent to viewing.
PRICE
Offers over £530,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

Property information

Property:

Freehold

Living accommodation:

SERVICE AREAS / PRIVATE ACCOMMODATION The dedicated owner’s accommodation comprises of a large bedroom with a modern spacious en-suite bathroom on the ground floor which can be accessed without going through the public areas. Additionally, on the ground floor there is an exceptional owner’s lounge which is presented to a very high standard with coal-effect fire gas fire and stunning aspects over the rear of the property. This lounge situated to the rear of the property and leads to the spacious kitchen and additional service areas. The modern large kitchen is a most attractive feature of this property with excellent storage. It provides excellent work-space, meeting both business and personal requirements. Off the kitchen is a utility area, a separate laundry, a dedicated fridge/freezer room and additional storage. There is also a good sized office. All in all the property is superbly set out to efficiently operate as a bed and breakfast business.

Location:

The village of Drumnadrochit is set within the picturesque and world renowned Great Glen, on the arterial route from Inverness to Fort William. The property is conveniently located for guests wishing to walk to the excellent range of nearby shops, restaurants, visitor attractions etc.
DIRECTIONS
From Inverness take the A82 south following signs for Fort William continuing through the village of Drumnadrochit. Turn left on the south side of the Village at Lewiston, opposite the sign for the Lewiston Inn.
(Inverness 15 miles, Fort William 51 miles).

Premises details:

THE PROPERTY
Of modern construction built circa 1987, Woodlands Guest House is a highly attractive and tastefully decorated detached property. With an attractive frontage, a brick and gravel drive leads to a tarmac parking area for a total of 7 guest vehicles. Spacious gardens provide superb surroundings for guests and an excellent level of amenity for the owners.
PUBLIC AREAS
A generous gravel driveway leads to a signed guest entrance with an entrance portico protecting the double-glazed door which opens into a spacious vestibule which in turn presents a glazed inner door. From here guests find themselves in the main hallway with a modern stairway with doors leading off to all public areas, owners accommodation and the letting rooms on the first floor. The bright and commodious breakfasting room with 5 tables is comfortably laid to seat 12 guests. In addition to side windows, a picture window facing over to the front of the property affords guests a panoramic view of the hills surrounding Drumnadrochit. The breakfast room has a most restful and relaxing ambience. The subtle modern lighting throughout and other fittings are in keeping with this most attractive property. The ground floor has one en-suite letting bedroom and one with a private shower room and there are a further three en-suite rooms on the first floor plus a self-contained apartment.
LETTING BEDROOMS
The Woodlands Guest House has 5 letting bedrooms to sleep at least 12 guests. Skye room has a lounge area affording a high level of space for guests to relax in private. The use of zip and link super-king-size beds afford a great deal of flexibility in the configuration of the letting make-up. All letting bedrooms benefit from modern en-suite facilities. Guest bedrooms are very comfortable, have controllable central heating, flat-screen (free-view) television, radio alarm clocks, hairdryer and tea/coffee hospitality trays. All rooms are delightfully furnished and attractively decorated to a high standard. It is easy to appreciate the award of the 4-star STB rating in this immaculate property. The self-contained apartment has a double bedroom lounge-diner, kitchenette and shower room.

Business Operation

Reasons for selling:

Due to new challenges presenting themselves, the proprietors have chosen to bring this excellent home and income opportunity onto the market.

Years established:

The present owners bought Woodlands in 2007.

Other information

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