Leisure Property for sale

Highland Holiday Cottages, Crubenbeg, Newtonmore, PH20 1BE


Offers over
£1,250,000
S.O.A.

Description

• Stunning 4-Star VisitScotland self-catering business plus large family home in an idyllic holiday destination within the Cairngorm National Park.

• High quality business offering year-round accommodation superbly located for guests to access the whole of the Highlands and its many attractions.

• Trading 8 fully refurbished stone-built cottages which are presented to an exceptional standard offering beautiful fixtures and fittings.

• Operating profitably, the business has further income earning potential plus the site could be developed, subject to consents.

• Included is a striking modern, 5-bedroom, family home which has recently been modernised and offers a level of comfort seldom seen in such a business.

• The subjects extend to circa 3 acres and is set to a tranquil backdrop of mountains with a Lochan on site.

DESCRIPTION
Highland Holiday Cottages is located in an area of outstanding natural beauty within the rugged Highlands of Scotland. Situated in a historic rural area, the business comprises of 8 terraced self-catering units set to a 'U' shape within a generally level site extending to around 3 acres. The elevated position of the business enables guests to enjoy the majestic views on offer. Within the subjects is a Lochan, which has previously been stocked with trout. In addition, there is ample amenity space, allowing guests and their children to enjoy the great outdoors. Also, within the subjects, is a large utility building offering a gym, sauna, large workshop and a games room. The reception offices (currently used for storage) are located at the entrance to the site and there is a compact laundry for guest use. Highland Holiday Cottages is a charming self-catering business which has seen extensive renovation over recent years, now being presented in pristine condition and ready to trade to its full potential. The cottages provide 4-Star (VisitScotland) standard accommodation and provide everything that the discerning holiday maker needs to enjoy the natural surroundings of the Scottish Highlands.

In addition, an attractive feature of this sale is the fabulous 5-bedroom owners house offering accommodation which would be suited to an extended family. Likewise, the house has also benefitted from significant investment. New owners will have little by way of additional inward investment to take the business forward. This is a must-view property for anyone looking for a prestigious home and business. The trading elements present a highly sustainable operation for anyone looking for a quality-of-life business which can generate a solid income.

TRADE
Highland Holiday Cottages is a well-established and popular business. First trading from the 1990's, the business has been successfully developed into a stunning destination holiday location. Income is generated through the letting of the holiday cottages and though there is 8 available on site, the current operation trades 7 only; one unit has been retained for extended family occupation. This current model restricts income but new owners could reintroduce this unit into business use. All cottages are luxurious offering superlative quality and comfort. Each lodge has been extensively and sympathetically renovated from late 2017 to the present day, now presenting this stunning business in sterling condition. The mix of accommodation with the exceptional amenities allows for the lone traveller, couples, families or groups to make the most of their relaxing self-catering experience. The décor and fittings are all of an outstanding standard and reflect the intelligent application of the vendors discerning taste. The in-room facilities also show attention to detail with the provision of the Hypnos pillowtop mattress and luxury linen. In the bathrooms there are luxury bath sheets and hand towels plus complementary bath and shower products from the Highland Soap Company. Within the lounges there are leather furnishings, an eco-friendly wood burning stove, 32” / 40” HD satellite TV, DVD & portable stereo plus Internet access via free-to-access WiFi broadband.

The extant operating model trades with a 4-Star (VisitScotland) grading and generates a solid level of profitability but retains some further business development opportunities. The complex benefits from regular and on-going repeat trade. The vast majority of bookings come directly either by phone or their own website. The business has an excellent website with an automated online and secure booking facility. Marketing is also achieved through a range of specialist holiday cottage marketing platforms plus . The operation also has a Facebook page. Highland Holiday Cottages has an excellent reputation, as reflected in the Trip Advisor and other web-based reviews.

STAFF
The business is operated and managed by the owners with the support of extended family and occasionally friends.

LOCATION
Highland Holiday Cottages is situated in the Cairngorm National Park, close to the towns of Newtonmore, Kingussie and Aviemore, with their extensive facilities, shops and restaurants for guests to enjoy. There is a wide range of social and welfare facilities within the towns of Newtonmore and Kingussie which lay, respectively, approximately 5.5 miles and 8.3 miles to the north. These thriving Highland towns boast a strong sense of community. Newtonmore has nursery and primary schooling with secondary education in Kingussie. There are excellent communication and commerce links, with the A9 arterial road from Perth to the South and Inverness to the North and onwards into the Highlands. Kingussie and Newtonmore both benefit from a mainline railway station, Inverness Airport is easily accessible for those travelling by air, all adding to the influx of visitors.

The business is 45 miles South of Inverness and 44 miles North of Pitlochry, two centres of tourism in the Highlands, making Highland Holiday Cottages a perfect base from which guests can explore the many activities and attractions within the region. Hill walking, cycling and water sports are popular in spring, summer and autumn, while winter offers a range of snow sports. Other outdoor pursuits such as bird watching and fishing also draw many visitors to the area who take advantage of the abundance of wildlife in the Spey Valley. For the dedicated golfer, Newtonmore and Kingussie have excellent courses with many others within an easy drive. Castles, gardens and the local Folk Museum offer guests places of culture and history to visit. There are a great many distilleries within a short drive but the nearest is only 6 miles to the south, Dalwhinnie Distillery, which welcomes a high number of visitors each year.

REASON FOR SALE
The business has been operated under the current ownership since June 2017 and it is their desire to take on new challenges and a career direction change that brings this fabulous business to the market.

PROPERTY
The subjects comprise of two main properties; the self-catering aspects and the owners house (Fernlea). In addition, there are ancillary buildings as listed below. The subjects are in an elevated position and extend to around 3 acres. Access to the site is via a single-track road just off the A9, leading to ample parking. The original buildings are believed to date from the mid-1700s and were agricultural steadings. In the 1990s, they were fully redeveloped and brought into use as a self-catering business. In the past 4 years, the letting units have undergone significant upgrades to present them as modern guest facilities.

LETTING ACCOMMODATION
A traditional stone-built property, designed in a 'U' shape, the centre portion is set to 2 stories, with the wings being single storey. Mainly of stone construction under a pitched tiled roof, the properties are in excellent condition having been rebuilt in 1990 and modernised in recent years. All units are presented to a similar standard with wood-burning stoves in the lounge and well-appointed kitchens plus a wide range of facilities. All cottages have views to the woods and mountains plus the rear facing units look across to Crubenbeg Lochan. Configured to 8 separate letting units as shown below:

Ash Cottage is a 1-bedroom unit, with a king-size bed to sleep up to 2 persons and modern en-suite offering a bath with shower over. The cottage is accessed through a large vestibule leading to an open plan lounge / dining / kitchen area. Patio doors allow direct access to the gardens.

Birch Cottage is similar in nature to Ash cottage detailed above.

Cedar Cottage is configured to sleep up to three people within a one-bedroom unit with 1 king-size bed and a single.

Douglas Fir Cottage is set over two floors. This 2-bedroom cottage sleeps up to 4 guests with a double bedroom and a twin bedroom. Also set to the first floor is the modern bathroom providing a bath with shower over. The open plan kitchen / dining room and lounge on the ground floor opens into a private fenced patio area facing the Crubenbeg Lochan.

Elm Cottage is similar in nature to Douglas Fir cottage above but has a king-sized bedroom.

Hazel Cottage is a charming 2-storey, 3-bedroom unit, with the super king-size master en-suite bedroom situated on the ground floor. Two further bedrooms (king-size and twin) are located on the first floor adjacent to a shower room and separate W.C. The open plan kitchen / dining room and lounge on the ground floor provides access to a private fenced patio also offering views of the lochan.

Larch Cottage is a 1-bedroom cottage, similar in configuration to Ash Cottage.

Pine Cottage is a 1-bedroom unit similar to Larch Cottage but is currently being used by extended family members as a residence.

FERNLEA
Fernlea is a marvellous 5-bedroom family home and could easily accommodate an extended family unit. Three bedrooms are located on the ground floor (master en-suite) and 2 on the first floor. There are a further 2 bathrooms. Built c2003 of modern construction materials, this is a characterful home offering excellent space, extending to circa 220m2. The open plan nature of the kitchen / dining room with through lounge makes this a most attractive property. Throughout, the accommodation is beautifully presented and finished to the highest standards. The current owners have invested in new fixtures and fittings, making this a truly stylish family home.

The ground floor aspects are mainly laid to wooden flooring with contemporary fixtures and fittings. Access to the house is via a spacious vestibule with tiled flooring, leading to a large inner hallway providing access to the beautifully appointed open-plan kitchen and dining room. The kitchen has floor-mounted units and an attractive centre aisle, hosting an electric Aga. The kitchen units have lighting which adds to the warming ambience. Full length glazed patio doors and multiple windows provide an abundance of natural light whilst offering superlative views in multiple directions. From the kitchen, patio doors lead to a paved area which is popular on warm summer nights. Immediately off the kitchen is a large 'L' shaped sitting room with a wood-burning stove. An internal corridor leads to 2 bedrooms. The large double, master bedroom, has an en-suite with a roll-top bath. The second double bedroom is situated adjacent to a shower room. Both bedrooms have built-in storage units. A third bedroom on the ground floor is currently being utilised as office space and there is a large utility / boiler room. Wooden stairs lead to the first floor and two further large double bedrooms and a spacious shower room. Both these bedrooms have dual aspect windows offering tremendous views. All the bathrooms are tiled and tastefully appointed.

UTILITY BUILDINGS
There is a timber-clad unit at the entrance of the site which is currently used for storage but was previously used as the reception office. The current owners found having a formal reception area unnecessary but new owners may wish to reinstate this. A modern large utility building of sheet metal construction houses a gym, substantial workshop and storage area plus a games room. Off the gym there is a sauna room and within the workshop there is a tanning cubicle (Ultra Sun E7) for owners use only. Lean-to wood stores are situated to the rear of the letting accommodation and there is an enclosed bin storage area.

GROUNDS
The site is well sign-posted off the A9 and the centre is easily located. The grounds extend to approximately 3 acres and the properties are situated in an elevated position offering tremendous views. The amenity areas are mainly laid to grass and a children’s play area is set within an enclosed space. There is ample parking within the grounds for personal and business use; the parking areas and driveway are laid to gravel. To the rear of the letting units is a small lochan which was previously stocked with trout and used for recreational fishing. Within the grounds is an enclosed area for fruit trees plus raised planting boxes for vegetables etc.

DEVELOPMENT
The current owners have applied for planning permission for a 2-bedroom 2-storey letting unit at the entrance to the site; planning application number 20/01779/FUL dated Wed 13 May 2020 refers. The outcome of this planning application is awaited. Full details are available from the selling agents upon request.

TITLE AND BUILDING PLANS
A title plan and building plans are available from the selling agents.

SERVICES
The property benefits from mains electricity. The water is from a private water supply with a back-up borehole. Drainage is to a septic tank. Central heating for Fernlea is under-floor on the ground floor and radiators on the first floor by means of an oil-fired boiler. The letting units are all electric with modern oil-filled radiators. The main properties are fully double glazed. Fernlea has an electric Aga. The business is fully fire compliant. The site has 2 separate Wi-Fi links. There is an LPG gas tank on-site and plumbing for gas to all letting units. These connections have been disconnected and all facilities within the cottages are electric.

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Highland Holiday Cottages