• Attractive Victorian Villa within the village of Newtonmore, in the popular Cairngorms National Park.
• Guest areas comprise; lounge and breakfast room, and three generous en-suite bedrooms trading on a bed and breakfast basis only.
• Easy to operate business model, producing good turnover from seasonal trade (Easter-October) offering an outstanding home and income opportunity.
• Versatile owner's accommodation (en-suite double bedroom, shower room, sitting room, office/study and utility kitchen) with private access.
• Private parking at rear, garden grounds include raised decking area with outside seating space and large workshop and store.
Clune House, is a deceptively spacious classical Victorian villa built circa 1904. This semi-detached property has traded as a Bed and Breakfast for over 15 years having been a residential house previously and was once a part of the Balavil Estate. The property has been tastefully renovated and decorated by the current owners, who purchased the premises in 2018, and offers a pleasant environment blending traditional features with modern facilities. The layout is such that new owners could choose to reconfigure, trading more rooms, or create a small self-catering unit to the rear, subject to consents.
Situated at the northern end of the Main Street, the business is well located for all the facilities that the village has to offer, as well as the activities and attractions within the Cairngorms National Park. A large car park to the rear allows ample parking, and entry to the Bed and Breakfast is gained from here into an impressive vestibule with oak style floor, leading to a hallway which allows access to all areas. To the left of the hallway is a most comfortable guest lounge/breakfast room with multi fuel stove in an attractive fireplace. To the right access is gained to the spacious, well-equipped kitchen. From the hall the stairs lead up to four good-sized, en-suite bedrooms, three of which are let out and one of which is the owner's bedroom and linen/dressing room. The ground floor also offers a large study/office, which is accessed from both the guest breakfast room and from the kitchen. Off the kitchen is a well fitted store room which also leads though to the utility room, private sitting room and shower room and WC. This area is self-contained with a separate access to the rear of the property and could, subject to consents, create a self-catering flat for letting out or be used as extended family accommodation.
This successful business opportunity currently benefits from seasonal trade. However the village of Newtonmore attracts year round visitors and should Clune House choose to extend the trading year into the shoulder months, further turnover is certainly available. The present owners commenced trading in March 2019 and enjoyed a busy first season. However, the trading year 2020-2021 has inevitably been impacted by the pandemic, but it is worth noting that since being allowed to open in July 20, business turnover has, in fact, slightly increased compared to the corresponding period last year. This business generates income from bed and breakfast sales of the 3 en-suite letting bedrooms, utilising online marketing portals such as . In addition, it has an effective website which utilises an automated accommodation booking platform (Free-to-book).
The business would ideally suit a couple looking for a relaxed, lifestyle operation, or a single handed operator, who could bring their flair and energy to continue to drive the business forward.
Reason for sale
The current owners have been in the hospitality trade for over 20 years. Renovating and running Clune House is their last project, and now both wish to retire and enjoy more leisurely pursuits.
Newtonmore has a population of around 1300, and is well served with facilities, shops and services for visitors and guests alike. Sitting within the Cairngorms National Park, the area is used as a central vacation base for exploring the wider region and taking in its many attractions. The locality's striking landscapes attract outdoor enthusiasts from across the world wishing to take advantage of the Cairngorm and Monadhliath Mountain ranges. Hill walking, mountaineering and water sports are ever popular in the summer season and the area benefits from ski provision plus snow and ice climbing in the winter. The more sedate outdoor pursuits such as bird watching and fishing also draw a great many visitors to the region who take advantage of the abundance of wildlife in the Spey valley. For the adventurous golfer a number of good quality courses are within the immediate area and many are attracted to Newtonmore Golf Club. Other attractions include the Tennis club, Folk Museum, Wild Cat Experience and Wild Cat Trail and the popular and well known Highland Wildlife Park. The region is also famous for its castles and distilleries which appeal to the more pedestrian tourist. Newtonmore enjoys a beneficial geographic location as a base from which visitors can continue their odyssey of both the Highland and Grampian regions but is also an ideal waypoint to travel over to the West Coast and Fort William. This thriving Highland village with a strong sense of community has excellent schooling, in nursery and primary with, High School in Kingussie.
Of traditional construction, built circa 1904, Clune House is a substantial detached villa, stone built under a pitched slate roof with more modern extensions to the rear. The property is deceptively spacious with accommodation being laid out across two floors and benefits from being double glazed throughout.
Entry is via a double-glazed door which opens into the impressive vestibule, with console table, and access to a ground floor WC. A further door leads into the hallway with access to the large guest lounge and breakfast area, this is a very attractive and comfortable space for guests to congregate should they so choose. The room is set to comfortable armchairs and sofas which surround a multi fuel burning stove nestled into the fireplace. Large double glazed windows afford natural light to flood the room. A high-ceilinged room, full of character the breakfast section is arranged with three well-spaced dining tables, each laid for two, which can be joined or separated depending on the parties booked. From the hallway, stairs from the ground floor give access to the 3 letting rooms.
All rooms, come complete with Freeview TV, high speed Wi-Fi, and hospitality trays.
King size bedroom, light & airy with windows to both front and side of the house. Offering two comfy armchairs, and plenty of storage. Modern en-suite, with shower, wash hand basin, WC and heated towel rail.
Super-king sized bedroom can be set to either a super-king bed or with twin beds, plenty of storage, this room is large and bright. Modern en-suite, with a shower, wash hand basin & WC, and heated towel rail.
Spacious double bedroom situated in the rear wing, bright and airy with plenty of storage. Modern en-suite with double shower, WC, wash hand basin and heated towel rail.
Owners accommodation/private areas
The present owner's accommodation is to the rear of the house. On the ground floor, is found a large sitting room, shower room/WC and utility room with separate door leading to the rear garden. Additionally there is a private office/study with doors leading off the guest lounge/breakfast room and off the kitchen. The kitchen provides ample space for both business and personal use with a range of floor and wall mounted units. There are two electric double ovens and a 5 burner gas hob. Also accessible from the kitchen is a rear store room and through to the private area.
Up on the first floor, the owners utilise a large en-suite double bedroom, with linen store/dressing area, from which there is an external flight of stairs leading to the car park.
The business has a substantial footprint and benefits from a southerly facing aspect. There are spacious grounds mainly laid to gravel and lawn. A raised decking area offers space for external seating. A workshop/store building offers ample storage for skis, bikes & other equipment. Large floodlit parking area.
The business benefits from mains electricity, water and drainage and bottled lpg gas for cooking in the main kitchen. The property utilises oil fired central heating in the main, with only the ground floor private area and store room being all electric, with the addition of a calor flame effect gas fire in the sitting room. The building is double glazed. The property benefits from high speed Wi-Fi.