•Attractive and modern small bed and breakfast / holiday home presenting an ideal lifestyle business located in the heart of the Cairngorms.
•Set within an area ideally suited to those who enjoy outdoor pursuits within the popular village of Tomintoul.
•Lifestyle business providing a modest income, trading year-round currently on a bed and breakfast or self-catering basis; potential to be traded totally as a holiday let.
•4 comfortable bedrooms (2 en-suite) with spacious and attractive public areas.
•Pleasant garden with off-road parking and close to amenities.DESCRIPTION
Tombeck Bed and Breakfast is an attractive and modern detached villa built to a high specification in 2008. The business is in an attractive trading location close to the village square and immediately adjacent to services, shops etc. This charming and easy-to-operate business offers a pleasant lifestyle trading opportunity plus a lovely home. The house presents excellent facilities with plentiful living space in true walk-in condition. The property is well-designed as a small bed and breakfast with 4 bedrooms in total, the layout of accommodation permits flexible use of letting rooms. The bedrooms are configured as two en-suite and a suite of 2 bedrooms sharing a private bathroom; all rooms are doubles, twins or family rooms. There is a spacious dining room / family area / kitchen with modern units. In addition there is a large lounge with fire place. The property is presented in excellent condition. TRADING ASPECTS
The business operates on a mainly bed and breakfast basis with much of the bookings being generated by use of web-marketing. The business has an annual turnover of around £20,000 but there is most certainly scope to increase this further should new owners so desire. Trading year-round, with the introduction of a business website and greater use of portal websites, income could increase further. The vendor owns another business locally and is looking to sell off his assets to allow him to relocate for family reasons. He currently uses staff to maintain the rooms etc. but new owners could easily undertake all trading functions required. From time to time the whole house is let as a holiday home and should new owners wish to adopt this trading model, the business could generate a sound level of income. REASON FOR SALE
The vendor purchased the property in 2008 and it is a change of family circumstance as well as a desire to relocate that now brings this attractive lifestyle business to the market.LOCATION
The business is ideally situated to take full advantage of the many tourists and visitors to the region. Tomintoul is 14 miles from Grantown-on-Spey, 20 miles from Ballater and 30 miles from the Cairngorm Ski Centre, well suited to benefit from the trade passing between these key tourist hotspots. The property sits within the Cairngorm National Park and benefits from ski provision at the Lecht just 5 miles away, plus snow and ice climbing in the winter. The area offers excellent sporting and leisure facilities including salmon and trout fishing on nearby River Avon. More sedate outdoor pursuits such as bird watching and fishing also draw a great many visitors to the area who take advantage of the abundance of wildlife in the region. The area is also famous for its castles and distilleries which appeal to the more pedestrian tourist who can continue their odyssey of both the Highland and Grampian regions. The wider region is also renowned for its whisky production and sits on the whisky trail. Downhill Mountain Bike trails have just been opened on the outskirts of the village while the immediate village is well served with facilities and services for both locals and visitors alike. The village provides comprehensive amenities with a wide range of shops, library, health centre and primary school. THE PROPERTY
Tombeck Bed and Breakfast is of modern construction with pitched slate roof, set over 1½ floors. The property has a partially elevated position and has some views across to the hills. Parking is situated to the rear and is accessed via a shared driveway. The property benefits from triple glazing and oil fired central heating.PUBLIC AREAS
Entry to the building is via the timber and glass paneled front door which leads into a vestibule. An inner door leads to the hallway with stairs to the first floor. Off the hallway are doors leading to the ground floor en-suite double bedroom, the lounge and at the far end the kitchen / family / dining room. To the right of the reception hallway is the spacious and attractively decorated guest lounge which is set to soft furnishings and a TV. An attractive feature is the open fireplace which could be fitted with a wood-burning stove. Double doors from the lounge lead to the dining area off the kitchen. The open plan kitchen / family / dining room is also set with sofas and a dining table / chairs. The kitchen is fitted with modern and comprehensive units (both floor and wall mounted). It is well-appointed with a 1 ½ bowl sink with mixer tap and drainer, an inset Diplomat ceramic hob with extractor hood, Diplomat double oven and dishwasher. There are two sets of patio doors leading to a patio and the rear of the subjects. Off the kitchen a door leads to the utility room with washing machine etc. and the water boiler. A door leads to the side of the house. The attic is fully floored and may present some development options subject to planning consents.
Tombeck Bed and Breakfast has 4 bedrooms; 3 situated on the first floor with one room on the ground floor; the latter being ideal for less able guests. All rooms are pleasantly decorated, attractively furnished with hospitality trays, hair dryers, and TVs. Rooms are configured to:Ground Floor
Bedroom 4 – A bright spacious double bedroom with window to the front of the property with en-suite shower room comprising of 3-piece suite including W.C., wash hand basin and corner shower cubicle with electric Mira Sport shower. First Floor
Bedroom 1 – A large triple bedroom with en-suite bathroom comprising of 3-piece suite including W.C., wash hand basin and bath with mains shower over.
Bedroom 2 – A spacious double bedroom with window to the front of the property.
Bedroom 3 – A bright double bedroom with Velux window to the rear of the property.
Shared Bathroom – Rooms 2 and 3 share a bathroom suite comprising W.C., wash hand basin, bath and separate shower cubicle with mains shower.
All en-suites and bathrooms have tiled walls, chrome heated towel rails, ceiling lights, vinyl flooring coverings and extractor fans.OWNER’S ACCOMMODATION
New owners who wish is live within the property have a flexible options regarding the bedrooms they wish to utilise.GROUNDS
The front and rear of the house is mainly laid to lawn with a picnic table. At the rear of the house is a ramp giving access for less able guests and leads to the patio area. Parking is available to the rear of the property. Within the garden is a small shed and a drying area.SERVICES
The subjects benefit from mains electricity, water and drainage. The property has oil fired central heating. The building is triple glazed throughout. Wi-Fi is available throughout.