Holiday Let for sale

Highland Glen Lodges, Inchcape, Rogart, Sutherland, IV28 3UD


Offers over
£575,000
S.O.A.

Description

• Luxury 4-Star (Scottish Tourist Board) self-catering accommodation set in the beautiful Scottish Highlands.

• Stunning panoramic views of the mountains of Sutherland and Glen of Strathfleet and just a few miles off the popular North Coast 500 Tourist Route.

• Long established business trading mainly year-round, enjoying excellent levels of repeat business and sound profitability.

• Includes 5 beautifully appointed 2-bedroom letting lodges comprising; a modern fitted kitchen, lounge/dining room, family bathroom and veranda.

• A further lodge (Home Lodge) is used as an administrative and reception centre plus occasionally acts as owners accommodation.

• Spacious and beautifully maintained grounds with ample parking and amenity space to include a small play area and a separate enclosed dog-walking run.

DESCRIPTION
Highland Glen Lodges is an outstanding business opportunity offering luxury 4-Star (STB) self-catering accommodation set amidst some of the most idyllic scenery on offer throughout Scotland. Benefitting from an elevated site, the business is centrally located in the mountains of Sutherland with panoramic glen views. The business is both well-known and long-established, comprising 5 identically laid out lodges all presented to a common high standard currently used for letting and income generation. The letting lodges have all been extensively refurbished over recent years and re-equipped with functional and modern facilities. Each lodge enjoys a private veranda offering splendid views within a tranquil setting where many bird species visit the feeders located at each lodge. The lodges are beautifully appointed and maintained to an exceptionally high standard. A further lodge is retained for use as an office and reception and, from time to time, as a base for the owners when they stay overnight to oversee operations etc. To the rear of the reception lodge is a guest laundry facility, payphone and book / DVD library. The surrounding garden area provides for car parking and ample amenity space. Within the site is a dog walking run plus a children's play area. The business is offered for sale on a "going concern" basis and as such comes fully furnished and equipped.

TRADE
The business is located in a rural setting but has effective signage from the main road. Situated just a few miles off the popular North Coast 500 Tourist Route, the business trades under the VAT threshold through choice but produces a strong profitability. The current operation trades 5 lodges but there is scope to bring the 6th unit into use as a letting platform should new owners not require it for accommodation / administrative purposes. The business attracts an eclectic mix of clients. During the summer period the mainstay of guests are families and couples enjoying a Highland holiday. The business offers both weekly and short-term lets. The winter months see an uptake of business-to-business clients plus some holiday makers. Highland Glen Lodges enjoys a high level of repeat trade with many visitors coming year on year.

The lodges are all set out and furnished to a uniform high specification which assists with upkeep and turnarounds. By its very nature, self catering accommodation is not nearly as labour intensive as serviced accommodation where rooms have to be maintained on a daily basis and there is an ongoing catering requirement. Holiday lodges are serviced on the changeover day, which minimises the workload, laundry and management time, making Highland Glen Lodges a true lifestyle business opportunity. The current operation employs a part-time assistant.

The business has a modern website () with an online booking facility and is well represented on a number of on-line marketing platforms and community websites. Highland Glen Lodges has a most positive reputation as reflected on various review websites.

LOCATION
The lodges are located close to the village of Pittentail in the crofting community of Rogart and are approached by a tarmacadam access road off the A839. Highland Glen Lodges are situated in Sutherland and ideally placed for those wishing to explore the full beauty of Scotland. Situated adjacent to the popular North Coast 500 Tourist Route, the lodges offer easy access to a great many areas of interest. The awe-inspiring mountains of the West Coast are within an hour's drive, as is the North Coast, a sanctuary for millions of sea birds with the highest sea cliffs in Britain. A visit to John O'Groats and a day trip to Orkney is another popular option with guests. Inverness, the capital of the Highlands, and the world famous Loch Ness are an easy drive away. Within the region there are many and varied attractions to include castles, distilleries, heritage and crafts centres. Many enjoy the wildlife which is regularly seen from the lodges to include a variety of birds and deer. Golfing is another pastime with the world-renowned golf course at Dornoch just 20 minutes away plus other commendable courses at Brora and Golspie nearby. Not only are the lodges popular with those enjoying active pursuits, many regulars simply enjoy a relaxing holiday undertaking an odyssey of the beautiful Scottish Highlands. The village of Rogart, a comfortable walk from the lodges, benefits from a licensed grocery shop, post office and a hotel. These offer the choice of buying provisions for self-catering or if preferred, dining out.

The area is well-supported with social and welfare facilities in both Tain, 20 miles distant and Golspie, a 15-minute drive. Inverness, the Highlands capital, is 55 miles where there is a full range of services associated with a modern city including mainline railway station and international airport.

REASON FOR SALE
The vendors purchased Highland Glen Lodges in 2008 but it is now their desire to retire that brings this highly attractive lifestyle business to the market.

THE PROPERTY
Highland Glen Lodges are situated within an elevated site with uninterrupted views. With 6 units, 5 of the lodges are of identical 'A' frame design with wooden clad exterior and spacious veranda. All are very well presented with high quality internal finishes and double glazing throughout. The lodges enjoy good levels of privacy and are intelligently spaced. The 6th lodge is utilised as a guest reception / office and laundry facility plus as owners accommodation when required.

LETTING UNITS

Lounge - The spacious and attractive open-plan lounge rooms have large feature patio doors which open directly onto the veranda, offering exceptional panoramic views. The rooms benefit from a modern 3-piece suite, dining table and chairs and a smart range of facilities including TV (with Freeview) and DVD player.

Kitchen - Of a modern design, the kitchens are all attractively presented with ample storage benefitting from a wide range of facilities to include; fridge/freezer, microwave, kettle, coffee maker, toaster, ceramic hob, oven and dishwasher, plus attractive spotlighting and laminate flooring.

Bedrooms - Each lodge has 2 bedrooms; 1 double and a twin. The rooms are well-equipped with comfortable furniture. Beds are appointed with pocket sprung mattresses and there are bedside tables and lamps, electric blankets, hairdryers, and linen. Each room has its own integral storage.

Bathroom - The modern bathrooms have been recently upgraded with wet-walling. Each unit has a pumped shower over bath, W.C. and wash-hand basin and benefits from modern electric heating and vinyl floor covering.

Storage - Each unit has adequate utility storage.

Hallway - Each hallway has oak flooring or high quality wet floor. Art work, most of which is original, is displayed throughout.

OWNERS' ACCOMMODATION / RECEPTION (HOME LODGE)
The current owners live off-site and as such mainly use Home Lodge as a reception building. This lodge is laid out to a reception area which gives access to a large open plan lounge / dining area / bedroom. There is a second bedroom accessed by attic ladders which is not used by the present owners. There is also a bathroom plus a utility room to the rear aspects. Within Home Lodge and accessed by an external door is the laundry room for guest use which is also where the library of DVDs is located plus a freezer. There is also a public telephone in this facility.

GROUNDS
The letting lodges are well-spaced and orientated thus allowing guests to have total privacy with their own bespoke parking. There is ample amenity space mainly laid to grassed areas. The site includes an enclosed area specifically for dog walking and a children's playground plus a drying space for laundry. A discreet bin area is located near to Home Lodge plus a sitting area.

SERVICES
The site benefits from mains electricity, water and private drainage. The lodges have modern electrical systems including heating and hot water. There is no gas on site and all appliances are electric. Each lodge benefits from double glazing throughout.

Categories

Holiday LettingsHoliday Parks
Property reference
Highland Glen Lodges