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Hotel/guest house for sale

£30,000 Offers over

Scot House Hotel, Newtonmore Road, Kingussie PH21

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Property description

Description


The Scot House Hotel is a substantial and attractive Victorian property dating from 1889 situated in the ever-popular town of Kingussie within the Cairngorm National Park. The hotel is currently not trading due to the cessation of a recent lease, however the business benefits from a prominent and positive trading location in a region highly popular with tourists. The property has a long history in keeping with its Victorian origins. The hotel is situated on Newtonmore Road, the main thoroughfare through the town of Kingussie and boasts an impressive stone façade. The business benefits from excellent signage options. Internally the hotel is presented to a good standard and is in walk-in condition.

The 9 spacious and comfortable letting bedrooms are all spacious with modern en-suite facilities. The charming public areas have a pleasant ambience and are well-presented offering a range of service options. The comfortable and cosy bar benefits from a solid wood servery which sits well within the properties stunning Victorian features.

Though currently closed the hotel has a strong trading history attracting both tourists and local inhabitants alike. There are options for dining to include a formal dining experience or the more relaxed bistro style fayre. With a modest amount of capital expenditure the hotel has the opportunity to become a destination and high end business. An appealing aspect of this lease is availability of the 2-bedroom cottage within the grounds. This comfortable cottage has a master en-suite bedroom plus ample space for a family.


Reason for sale


Due to a change in personal circumstances of the prior tenant, the owners have brought this excellent home and income lifestyle business prematurely to the market."


Business operation


The hotel is ideally situated to take advantage of the many climbers, walkers, cyclists, winter sports enthusiasts and tourists who take advantage of the countryside and attractions within the region. The hotels peak trading period is during the main tourist season from Easter to October but with extensive winter sports taking place within the Cairngorms, the winter season can also be lucrative. Historically many guests pre-book their accommodation via a number of portal websites, however, there is a high degree of passing trade. Throughout the year an element of accommodation income is generated through local and business-to-business trade and by game sportsmen and fishermen during the shoulder months of the peak season. The River Spey has some of the most challenging salmon fishing in the UK.


Location


The region is famous for its wondrous landscapes and outdoor activities based within the Cairngorm and Monadhliath Mountain ranges. Hill walking and water sports are popular in the summer season and the area benefits from ski provision, and snow and ice climbing in the winter. For the dedicated golfer there are a number of good quality courses within the immediate area, the most famous being Boat of Garten gc. The area is often used as a base for holiday makers to tour the wider area being ideally situated to take advantage of its location giving access to Fort William, North Perthshire and Inverness (Loch Ness and the Great Glen) to the North.

Kingussie enjoys a good community spirit and there is a website dedicated to promoting the area which can be accessed at . Information is also available here on the Kingussie Business Forum which promotes local businesses. The town has excellent schooling and social facilities. Communication links are good within the area with a railway station in the town and the A9 arterial route between Inverness and Perth passing adjacent to Kingussie.


The hotel


The hotel is arranged over three floors with the original building dating back to 1889 and is of stone construction under slate roof. There are more modern extensions to the side and rear of the original subjects. The property is in good order and is presented in walk-in condition. The building has spacious rooms and benefits from many attractive and original Victorian features.


Public areas


The hotels main entrance is to the front of the subjects and entry is via an attractive portico which leads to a vestibule and thereafter into a reception area where a small reception desk is situated. Immediately upon entering the grandeur and character of this Victorian property is self-evident. The abundance of cornicing and ceiling roses adds a feeling of finery which is replicated throughout the public areas within this stunning property. Immediately to the left upon entry is the comfortable and attractive dining room which has two distinct areas that can comfortably seat 40 covers. To the right is the spacious bar / lounge area which can seat 20 customers. Further through the property is a residents lounge area set to soft furnishings where there is a secondary entrance giving access to guests. Off the lounge are ladies and gents bathrooms and stairs leading to the 9 letting bedrooms. All public areas are presented in good condition and exude character and charm.


Letting accommodation


Access to the letting bedrooms is from the guest lounge via stairs leading to the first and second floors. The rooms are all en-suite and configured as follows:

King-size with bathroom with shower over.
King-size with bathroom with shower over.
Double with shower room.
King-size / Twin with bathroom with shower over.
King-size / Twin with bathroom with shower over.
King-size / Twin with bathroom with shower over.
King-size / Twin with shower room.
Family with King-size / Twin and second twin bedroom with bathroom with shower over.
King-size / Twin with bathroom with shower over.

All rooms are attractively furnished and well-appointed with modern lights, hospitality trays and ample storage. All en-suites have moderns white fittings and are tiled floor to ceiling. Many rooms could take a fold-down bed being utilised as family rooms. The bedrooms are centrally heated.


Service areas


The hotel has a well-appointed kitchen with a full commercial catering capability and vented extractor system. The kitchen is well-located to support food service to the bar and dining room. There is a spacious preparation area plus ample storage areas including linen store, laundry, cellar, dry goods store and spirit store.


Owners accommodation / cottage


A most delightful aspect of this lease is a detached 2-bedroom cottage which is included within the lease. The cottage could accommodate an extended family and includes:

Ground Floor: Kitchen / dining room; inner lounge area, main lounge, bath / shower room.

First Floor: Master double bedroom en-suite and further double bedroom.

The cottage has a patio area to its front.


Grounds


The business is accessed off the main A86 and to the front of the building is a gravel area which is currently set to bench seating. There is car parking to the rear of the hotel which can accommodate about 30 standard vehicles. A double car-port is situated to the rear of the parking area. The boiler room is accessed from the rear of the property.


Services


The subjects benefit from mains electricity, water and drainage. There is oil fired central heating. Lpg Gas is provided for cooking. The building is partially double glazed.


Leasehold option


The lease heads of terms are:
Capital Premium: £20,000; Rent: £30,000 p.A.; Rent Payments: Quarterly in advance with rent reviews every five years in line with rpi; Lease Duration: 22 Years (Option to purchase) Lease Type: Full Repairing and Insuring with condition survey to be carried out at tenant expense.

Property info

What Zoopla users think of Kingussie

Overall rating:

  • currently 4 stars
Very good - 76%

Ratings breakdown:

  • currently stars
Community & safety
  • currently stars
Entertainment & nightlife
  • currently stars
Parks & recreation
  • currently stars
Restaurants & shopping
  • currently stars
Schools & public services
  • currently stars
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Community & safety
  • currently stars
  • 1
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  • 5
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  • currently stars
  • 1
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  • 3
  • 4
  • 5
Parks & recreation
  • currently stars
  • 1
  • 2
  • 3
  • 4
  • 5
Restaurants & shopping
  • currently stars
  • 1
  • 2
  • 3
  • 4
  • 5
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  • 1
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  • 5
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  • 5

Nearby transport

  • Kingussie (0.2 miles)
  • Newtonmore (2.7 miles)
  • Aviemore (11.4 miles)
  • Inverness Airport (32.1 miles)
  • Oban Airport (66.4 miles)
  • Aberdeen Airport (70.3 miles)
  • Fort Augustus Ferry Landing (23.9 miles)
  • Inverness Loch Ness Ferry Landing (25.1 miles)
  • Cromarty Ferry Terminal (41.8 miles)

Nearby schools

View all schools in Highland
  • Kingussie Primary School (0.1 miles)
  • Newtonmore Primary School (2.5 miles)
  • Alvie Primary School (6.8 miles)
  • Kingussie High School (0.2 miles)
  • Glen Urquhart High School (23.5 miles)
  • Kilchuimen Academy (24.1 miles)
  • Drummond School (27.0 miles)
  • Pitlochry High (28.7 miles)
  • Breadalbane Academy (32.7 miles)
Note: Distances are straight line measurements

Local info for Highland

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For more information about this property, please contact
ASG Commercial, IV3 on +44 1463 357069 * (local rate)

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Property descriptions and related information displayed on this page, with the exclusion of Running Costs data, are marketing materials provided by ASG Commercial, and do not constitute property particulars. Please contact ASG Commercial for full details and further information. The Running Costs data displayed on this page are provided by Zoopla to give an indication of potential running costs based on various data sources. Zoopla does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions, related information or Running Costs data provided here.

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