Bed & Breakfasts for sale in Newtonmore

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 The purchaser came to us from the advertisement on Daltons. 

Julie Ashcroft (March 2017)
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Freehold Price: £449,000
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Business Description
Craigerne House, Newtonmore (near Aviemore) is a most idyllic villa dating from 1880 enjoying an excellent trading location within the Cairngorm National Park. Its elevated position means that guests benefit from some spectacular views. The property is set within its own grounds providing ample amenity space for both guests and owners to enjoy. This substantial property has a great deal of character and charm which is reflective of its Victorian origins whilst providing modern facilities to customers. This excellent business opportunity is truly a must-view property for anyone wishing to own a prestigious property.

The property boasts 10 quality letting bedrooms; 9 are en-suite and 1 with private facilities. In addition guests benefit from excellent public facilities including two lounge areas and an attractive dining room. The service areas which support the business operation are also of a high standard with a spacious kitchen and utility area plus excellent storage and laundry facilities. An attractive feature of this sale is the flexible and spacious owner’s accommodation. The current owners utilise the ground floor 2-bedroomed unit which has a charming lounge and bathroom. However, there is a 4-bedroom unit on the second floor which is currently used for storage and owners additional amenity space. These rooms could be brought into use as extended family accommodation or as self-contained letting accommodation. It is this tremendous range of accommodation coupled with its south-facing grounds and location that makes Craigerne House an exemplary business prospect and fantastic family home. There is some development potential within the grounds to build a residence / holiday cottage subject to planning consents. Where potential purchasers do not require this land our clients would retain the land and reduce the price of the sale accordingly.

The present owners bought Craigerne in Oct 2008 and have enjoyed a rewarding and successful lifestyle to date. It is their desire to relocate closer to aging family that brings this desirable property and excellent home to the market.

The business operates as a quality guest house providing a high level of service and facilities. The property benefits from maintaining a liquor license; the license could be dispensed with by new owners with no significant detriment to the business. In addition, the current owners have let the property as a large holiday home providing exclusive use of the building. This business model is easy to operate, less labour intensive and provides a good level of income. There is undoubted scope to change the property into a number of self-catering units, subject to consents. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. The vendors have over recent years maintained the business to a good level providing a walk-in trading opportunity for new owners. Craigerne House has established itself as a popular destination resulting in a constant stream of regular trade with many repeat visitors who have used the services of this attractive business over many years. The present operators have in recent years chosen to restrict their operation to suit their chosen lifestyle. The business currently trades just under the VAT threshold but should new owners wish to maximize trade by increasing letting capacity, utilising portal websites and investing further in the business there is scope to generate a great deal more income. There are 10 letting bedrooms which drives trade from the many holiday makers and business people who visit Newtonmore and the surrounding area. Tourism, a key driver of trade, includes the many visitors who play golf, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features. Other visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a modern website.

Of traditional construction, built in 1880, Craigerne 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 three floors and benefits from being mainly double glazed throughout.

Entry to the property is via a charming mainly glazed vestibule which leads into a spectacular reception hallway. This spacious hallway exudes character and charm which is so well reflected throughout the property and affords access to the two guest lounges, dining room and owner’s main lounge. The bright and spacious guest lounges have many of the period features reflected throughout the property. Both the lounges and the dining room have south facing views towards the Cairngorm Mountains. One lounge is set to soft furnishings and has a gas living fire with a characterful fire surround making this both a cosy and delightful room. The second lounge is set to a large dining table and free-standing chairs which is popular with guest wishing to plan the next day’s activities, watch the large screen TV or just play games etc. Within this area is a feature stone fire place and smart bar counter with a service room to the rear. Through this secondary lounge is the smart formal dining room set to free-standing tables and chairs plus some soft furnishings. An attractive feature of this room is the ample natural light generated through the large double aspect windows. Again this room has an attractive wood-burning stove.

In total the guest house has 10 letting bedrooms, 2 are situated on the ground floor with the remaining 8 on the first floor, they are currently configured as follows:

Bedroom 1 - Twin en-suite with shower room
Bedroom 2 - Twin en-suite with bathroom with shower over
Bedroom 3 - Twin en-suite with shower room (situated on the ground floor)
Bedroom 4 - Double en-suite with bathroom with shower over
Bedroom 5 - Single standard with private bathroom with shower and separate w.c.
Bedroom 6 - Double en-suite with shower room
Bedroom 7 - Twin en-suite with bathroom with shower over
Bedroom 8 - Twin en-suite with bathroom with shower over
Bedroom 9 - Twin en-suite with shower room
Bedroom 10 - Double en-suite with shower room (situated on the ground floor)

Each room is equipped with tea & coffee making facilities, television, hairdryers etc. All rooms are presented to a very comfortable standard with good quality fixtures and fittings. Depending on new owners requirements for living space there is undoubted potential to expand the letting aspects of the business with the accommodation on the second floor.

The commercial kitchen comes with a range of modern fitted units and could be used to provide evening meals should new owners wish to add this element to the business. The kitchen provides ample space for both business and personal use. Next to the kitchen is a further preparation and pot-wash room offering a great utility space. In addition to the excellent range of equipment these two rooms offer excellent storage facilities. There is a spacious laundry to the rear of the guest house plus there is ample storage throughout.

The main owner’s accommodation is situated on the ground floor to the rear of the property and comprises 2 double bedrooms, a family bathroom with shower over and a lounge which has a feature stone surround solid fuel fire and large bay window. The owner’s accommodation is well-presented offering a pleasant and private living space. In addition the owners also maintain a further lounge to the front of the property which benefits from outstanding views towards the mountains; this room also has a solid fuel fire.

The second floor accommodation has 4 large bedrooms, a family bathroom with w.c. plus an additional w.c. Three of the bedrooms benefit from wash hand basins. The accommodation on this floor is currently used by the owners as hobby rooms, storage and accommodation for family and friends on an ad hoc basis. These rooms would make ideal extended family accommodation but could also be transformed into additional letting accommodation either as separate rooms or a self-contained unit. To achieve these development outcomes some element of inward investment would be required as the rooms would need redecoration.

Craigerne House is a substantial property which benefits from a superb location set within attractive well-maintained grounds mainly set to lawns with trees and bushes. There is some development potential within the grounds to build a residence / holiday cottage subject to consents. Where potential purchasers do not require this land our clients would retain the land and reduce the price of the sale accordingly.

Craigerne House presently trades on a bed and breakfast basis only but enthusiastic new owners could also promote evening meals if so desired. There is also scope to develop the subjects to introduce further letting bedrooms.

The property benefits from mains electricity, water and drainage. LPG is used for cooking and the gas fire in the lounge. Central heating is oil-fired and services the ground floor rooms. Bedrooms have electric panel heaters. Craigerne House is fully compliant with extant fire regulations and environmental health requirements.

Trade is presently operated below the VAT threshold. Full accounting information will be made available to interested parties subsequent to viewing.


This property has an Energy Performance Rating of G.

The business has been granted a premises licence in accordance with The Licensing Scotland Act 2005 and details of the Operating Plan will be made available after viewing.

In 2016 the business benefits from the Small Business Bonus Scheme 100% discount resulting in a nil rates liability.
Tenure: Freehold

Location Details:
Newtonmore has a population of around 1100, is well served with facilities, shops and services for visitors and guests alike. Sitting within the Cairngorm National Park, the area is used as a central vacation base for exploring the wider region and taking in its many attractions. The localities 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. 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 up to High School.

Downloadable Documents

Listed by: ASG Commercial
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