Hotels and Motels for sale in Perth and Kinross

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Characterful Inn with Bar / Dining Room, Lounge and 13 En-Suite Letting Rooms, set in Perthshire

Perth and Kinross, Scotland

  • Freehold Price: £395,000
  • Under Offer
Seller Reference: Valhalla
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Business Description
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Seller Reference: Valhalla
Request Details
Business Description

  • Unique trading proposition set within the beautiful Perthshire countryside ideally situated to capitalise on visitors wishing to explore the southern Highland region.

  • Well-presented and distinctive trading platform offering 13 en-suite letting bedrooms and spacious public areas.

  • Trading to a modest level due to family reasons but with rising turnover and the potential to increase trade markedly.

  • Owners / staff accommodation comprising of 3 bedrooms (2 en-suite) with ancillary rooms.

  • Extensive grounds extending to around 2.5 acres with ample parking and level grass space historically used as a camping area.

  • Within the rear aspects there is outline planning permission for two dwellings as per Perth and Kinross Council reference 19/01646/IPR dated Dec 2019.

Valhalla Bikers' Lodge is a traditional Norwegian pine building of substantial proportions which has been designed to offer an extremely high level of comfort and amenity. This quirky property has its trading aspects set over the ground floor but covering a significant footprint. Rarely is such a unique property, in terms of character and style, available for purchase. Situated in an elevated position in Glen Derby, the business has a glorious trading location offering a rural setting but close to the charming village of Kirkmichael and in a busy area for tourism. 

The lodge sits within spacious grounds extending to 2.5 acres, offering significant recreational and amenity space and a stunning location with beautiful views towards the hills. There is ample space for campers and campervans within the subjects. The site has outline planning permission for two dwellings but the grounds offer superb potential for development of further accommodation units (pods or cabins etc.) subject to the necessary planning consents. 

The trading elements are configured to a large lounge with bar to seat around 50 guests which benefits from large central open log-fire. There is also a further spacious bar area which is presently under-utilised, which would make a perfect entertainment venue or a stunning dining location; especially where new owners were capable of making the premises a destination location for food. This secondary bar also has a large feature stone surround open fireplace. Both areas benefit from a back-to-back bar facility for ease of operation. The business has excellent facilities for guests and all service areas are well-appointed. The 13 en-suite letting bedrooms offer new owners the ability to generate a healthy proportion of income through the sale of accommodation. The business has benefitted from significant upgrades to electrical systems and the boiler by the current owners, who have also invested in the fixtures and fittings.  The owner's accommodation is presented to three bedrooms, two with en-suites and though aspects require upgrading, this is a flexible living space. Valhalla Bikers' Lodge presents a unique and desirable business opportunity for new motivated owners wishing to take advantage of the recent efforts of the vendors to drive this business and to take it to the next level. The property offers an excellent home and business proposition and would ideally suit a couple who had food-service and hospitality experience.

This property was purchased by the vendors in 2018 and they have enjoyed developing this business. However, it is due to an unforeseen change of family circumstances that they have now reluctantly and prematurely placed the business to the market place.

Valhalla Bikers' Lodge has an individual trading identity within a truly stunning setting. This characterful business trades on the three traditional hospitality themes; food, beverages and rooms. The trading areas are spacious and offer tremendous scope for further business development. The business has 13 letting bedrooms which draws in a considerable footfall to the other trading arms of the business. The business trades to large groups, small parties and a wide variety of other tourists. The current owners have restricted their trading activities due to the need to attend to family issues but there is undoubted scope for new owners to drive trade to a much more successful level. The business was resurrected by the vendors and they have now breathed new life into the property and business. They have focused heavily on the motor bike fraternity as their driver for business, so to speak, but the operation is supported by a strong cross-section of the tourist community. The food operation is maintained at a simple level and this is one area where new proprietors could develop the business further. The well-established commercial kitchen would lend itself perfectly to a full catering operation producing quality food and attracting functions etc.

An area of flat ground laid to grass has been historically used as a pitching site for tents. To the front of the lodge is parking for up to 30 cars, which is popular for campervans to park on, generating additional footfall. The business trades year-round with a reduction in business provision during the autumn and winter months. The business draws in trade through on-line booking platforms and their own website which has an automated booking system (freetobook). The business is growing in stature but income has been intentionally kept at below the VAT threshold. However, forward bookings into 2021 are at a commendable level. The vendors believe that with more experienced operators, the business could be traded significantly above the VAT threshold.

Valhalla Bikers' Lodge is situated with spectacular views and is located in picturesque Glen Derby just a mile south of Kirkmichael. The village has local amenities which include a nursery school, primary school, church, fire station, hotels and a community-owned village shop with post office and filling station. Kirkmichael is on the Cateran Trail and benefits from a pathway network for walkers. The village is located 1.5 hours from Edinburgh Airport, midway between Pitlochry and Blairgowrie, both of which have secondary schools and the usual amenities.

Approximately one third of the houses in the village are holiday or second homes with a permanent population of around 150. Golfers are well catered for by Blairgowrie Golf Club, with two 18-hole courses which recently held the junior Ryder Cup in 2014. For skiers and snowboarders, the Glenshee Ski Centre is 18 miles to the North. Kirkmichael is also situated just 12 miles from Pitlochry, which has a beautiful 18-hole golf course, the Festival Theatre and many outdoor activities which attract many tourists every year.

For the tourist the region offers a great many attractions including castles, distilleries, historic sites, mountaineering, golfing and water sports. The area is renowned for its fishing and field sports but for many just touring the area is sufficient to meet their holiday needs. The southern gateway into the ever-popular Cairngorm National Park is only 5 miles away.

The property was constructed in the 1960s and is of mainly log construction, set on a concrete base. The building has an elevated outlook and is a single storey property. Access is from a gravel car park, there are two main entrances; one to the formal reception and the other leading to the bars. The property is presented in generally good condition and the vendors have invested significantly in developing the services and facilities on offer. In particular the building has been extensively rewired and a new boiler system has been installed.

The property has two main entry points; one leading to a reception area and the other to the bar, where there is another reception counter. Upon entry to the main reception area, there is a well-positioned reception desk with an office to the rear. Immediately off the reception hallway is a guest lounge / waiting area which the current owners use as private accommodation. Forward from the reception desk is a further room which is used as a treatment room.  Through double doors is the large spacious lounge bar with its feature central log-fire. The fire offers a focal point and creates a tremendous cosy atmosphere. To the right side of the lounge is a bar servery which offers ample space to display a wide range of alcoholic beverages. To the side of the main bar is a waiter's / second reception counter which backs-on to the commercial kitchen facilitating swift service to guests. The lounge bar makes an ideal food service area. This spacious trading area is set to both dining tables and soft furnishings. In addition, there is a pool table for guest use.

Through a corridor there are ladies and gents' washrooms and further on is the secondary bar. This large area has some fitted seating and again offers great potential for entertainment nights / functions etc. It has an attractive bar counter; both the lounge bar and main bar have wooden floors. This secondary area is not used by the current vendors on a regular basis but accept that it would make a stunning dining area with its glorious views towards the hills. From the main lounge bar, a corridor leads to all letting bedrooms which are all located at ground floor level; ideal for guests with mobility issues. 

All bedrooms are basically furnished and benefit from hospitality trays plus televisions in 7 rooms. New owners may wish to increase the level of in room facilities which would drive further demand. 

The letting rooms are configured to:

Room 1 - Triple room with en-suite shower room 
Room 2 - Twin plus bunkbeds with wet room 
Room 3 - Triple room with en-suite bathroom 
Room 4 - Twin room with en-suite shower room 
Room 5 - Triple room with en-suite bathroom 
Room 6 - Quadruple room with en-suite bathroom 
Room 7 - Twin room with en-suite bathroom 
Room 8 - Twin plus bunkbeds with wet room 
Room 9 - Twin with wet room 
Room 10 - Twin with wet room 
Room 11 - Twin with wet room 
Room 12 - Twin room with en-suite bathroom 
Room 14 - Large Double room with en-suite bathroom 

The lodge has a well-presented modern kitchen with full extraction unit plus excellent work surfaces and cooking facilities. This well-appointed catering facility is capable of meeting a much higher demand than currently being met. The kitchen comes with a walk-in cool / hanging room. The cellar is to the side of the two bars has a new refrigeration unit and a python cooler. Throughout there are linen / housekeeping cupboards, ample storage, utility and laundry rooms.  

There are 3 bedrooms which are used as owner's accommodation. Two rooms are currently in use and the third is in need of upgrade. The master bedroom has an en-suite plus a dressing area. The middle bedroom is a single and the third bedroom also has an en-suite. These rooms are situated to the rear of the property with access from service areas. 

Extensive grounds extending to around 2.5 acres make this an attractive aspect of the sale. There is ample parking to the front of the property for approximately 30 cars. Within the environs of the lodge frontage are areas of patio which are suitable for external seating. There are shrubs and bushes set to the front of the building. The rear of the subjects are areas of rising ground which is where the new development is situated. The boiler room and workshop are located to the rear aspects of the property.

The property has planning permission for 2 dwellings to the rear of the lodge as per planning consent reference 19/01646/IPR dated Dec 2019. Plans for the development are available from the selling agents.

The property benefits from mains electricity, LPG gas, and private drainage and water supply. Both the electrical system and boiler have been extensively upgraded by the current owners. Heating is via free-standing electric heaters.
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