Glenan Lodge Guest House is a substantial and attractive Victorian detached property dating back to 1903, being built 5 years after the Tomatin Distillery. Located close to the Tomatin Distillery, approximately ¾ mile off the A9 Perth to Inverness arterial route, this elegant stone built property is set within beautiful scenery. Currently operating as a licensed guesthouse, the property offers a warm and friendly welcome where comfort and quality feature highly. In recent years the present owners have cared not only for their clientele but also for the infrastructure of their property, undertaking sympathetic upgrades and redecoration. More recently, they have upgraded all TVs, put in some new bathroom suites and a new hot water boiler bringing the property onto the market in impressive condition. The business exudes character in keeping with its age and setting. Though providing modern facilities and service areas, the building has many original features such as tiled floors, high skirting boards and an abundance of wood fittings. The subjects boast spacious grounds both to the front and rear of the property.
Trade is buoyant and the business operates profitably combining a number of related income streams: bed and breakfast, licensed sales, and field sporting incomes. The current proprietors operate intentionally below the VAT threshold but there is scope to increase turnover should new owners choose to operate more aggressively. At this time the vendors do not let or use the ground floor self-contained accommodation unit and restrict their wet/food sales to a level where they do not need to employ staff. The well-maintained property, spacious owner’s accommodation, smart guest facilities and strong trading figures come together to form this excellent, well established guest house
The present owners bought Glenan Lodge in 2003, and have developed a good business. Now some 13 years later it is the wish of the owner to retire from the hospitality trade and relocate to Cyprus which has prompted the presenting to the market of this opportunity.
New motivated owners will be able to enjoy the established profitable trading pattern as it stands or alternatively aim to further develop the business and exploit untapped potential. Extended evening meals and bar service could be offered to further build turnover together with expanded letting accommodation.
Of mostly traditional construction Glenan Lodge is a highly attractive, detached Victorian villa, stone built under a slate roof. With sympathetic extensions added to the side and rear this is a substantial property over 2 floors.
With parking immediately to the front of the property entry is via an entrance portico which protects the property’s main outer door. The double wooden outer doors open into the entrance vestibule which in turn has an inner glazed and etched door opening into the spacious reception hallway. To the left is the bright and commodious breakfasting room/restaurant which also has the well-provisioned licensed bar to one end. Presently laid for 16 covers, the large bay window and side window combine to allow excellent natural lighting. The impressive original stone, multi fuel stove, high ceilings and deep skirting reflect the Victorian origins of this substantial property. Efficient oil central heating from a new boiler fitted in 2011 and modern lights are a good example of modern day comforts merging seamlessly with the character of an older property. This room reflects the character of a country house with its numerous references to fishing and hunting. To the right of the hallway is the residents lounge with soft furnishings and traditional lighting. With an original fireplace, this room oozes peace and quiet and has outstanding views over the rolling countryside. For those ‘must watch’ occasions there is also satellite TV connectivity. Stairs lead up from the main reception hallway to 6 letting guest bedrooms. From the hallway leading to the rear of the building is a corridor that leads to a further stairway leading to another 2 letting bedrooms. On the ground floor level there is a self–contained flat with a bedroom, bathroom and kitchenette. The house is Wifi enabled.
The guesthouse currently has 8 en-suite letting bedrooms to sleep 15 guests (1 family, 1 superior double, 3 doubles, 1 twin and 1 single). There is a further standard room with its own private bathroom facilities. All bedrooms benefit from modern facilities and are all very comfortable, attractively furnished, have central heating, colour television with ‘freeview’, alarm clocks and tea/coffee hospitality trays. The self-contained accommodation on the ground floor would be ideal for development into a self-catering unit or for use by less able guests. Other facilities provided in association with the accommodation are a trouser press and hairdryers.
The business benefits from an excellent commercial kitchen and washing-up space. The kitchen has a good level of equipment and effective extraction system. Additionally, there is ample refrigerated and freezer storage. There is a laundry and an area set aside as an office. There is an abundance of storage throughout the property for linen etc.
Glenan Lodge Guest House is a substantial property and benefits from a good size garden. It has a coal and wood store plus the use of a substantial storage building to the rear of the subjects. There is private owners’ parking for 3 cars and additional guest parking for 7 other cars, ample for business needs.
Within the present range of accommodation there is scope to increase letting capacity if so desired. There is also the opportunity to introduce greater provision of evening meals and the licensed aspects of the business (subject to any necessary amendments to the current premises licence). These measures would significantly boost turnover beyond its presently successful level with limited associated capital outlay.
Mains electricity, water and septic tank drainage. LPG gas for cooking. Partial double glazing, oil fired central heating.
Number of bedrooms: 1
The owners’ accommodation is set to the rear of the building and on the ground floor. Comprising of a large en-suite bedroom and sitting room; this area is comfortable for use by a couple. The self-contained accommodation alluded to previously could be converted for extended family/staff use. The private accommodation has its own private access and parking to the side of the property.
Glenan Lodge Guest House is situated within rural Inverness-shire and is well located for individuals wishing to explore the wider area including the Cairngorms, Loch Ness, Royal Deeside, Moray and Inverness. It is an ideal base for undertaking a range of field sports or adventurous mountaineering activities; hill-walking/climbing in the summer and snow and ice climbing/skiing in the winter months. The Guest House has fishing rights on the River Findhorn which boasts some outstanding salmon and brown trout fishing. For those wishing a more pedestrian holiday, Glenan Lodge is also a perfect hub for undertaking visits to distilleries, castles and the famous Culloden Battlefield. Many visitors to the area take advantage of the tremendous range of golf courses of which Royal Dornoch, Nairn and Boat of Garten are the most frequented. For those with a penchant for natural beauty and wildlife, there is an abundance of choice whether it is marine life, bird watching or majestic deer readily observed on hillsides.
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