Reference - 46868
Bruce & Co. Are delighted to offer to the market a desirable guest house located in a fantastic location.
Kinross House is a guesthouse offering bed and breakfast for 9 lettings over 11 months of the year.
This is an extremely well run business that has been owned by the current proprietors for over 11 years and has been placed on the market due to the current proprietor’s impending wish to retire.
The guest house trades throughout the year and its quality is reflected in the number of awards it currently holds, such as achieving 5 out 5 on trip advisor and having been awarded the 4 * Visit Scotland Award.
Kinross Guest House provides accommodation to a varied clientele from bird watchers, golfers and walkers, as well as a contract for a tour guide for most of the main season.
Additional marketing is carried but by its own informative website:
The business is located in Grantown on Spey, which is situated in the heart of the Spey Valley. The town is very well connected by the road network via the main A9.
Kinross Guest House is well situated within the town to benefit from the many thousands of visitors and tourists drawn to enjoy the spectacular scenery and wide variety of sporting facilities including many golf courses, trekking/walking and excellent river and trout fishing.
The current vendor keeps the trading figures beneath the current VAT threshold.
Current year end accounts can be requested after a viewing by genuinely interested parties.
The business trades 11 months of the year.
The business is currently managed by the owners on a day to day basis.
The front of the property is straight to the street, with ample on street parking along with a side driveway.
To the rear of the property there is a granite outbuilding which has potential for accommodation and also has a built-in sauna.
Beyond the outbuilding is a large timber garage which then leads on to the large garden which is approx. 0.45 of an acre.
There is also a large sheltered patio area and outside water supply.
Kinross House is a traditional Victorian property which maintains many original features both internal and external.
The main entrance is from the front into a vestibule with mosaic tiles, which in turn leads into a well-presented reception hallway. The hallway is tastefully decorated and gives access to all areas private and public.
To the left on entering, you will find the dedicated guest lounge. The guest lounge is well presented and furnished with carpet flooring along with sofas and occasional tables. The lounge further benefits from large bay windows to the front of the property and has a feature fireplace.
The breakfast room is located to the front of the property to the right hand side of the hallway. The breakfast room comes fully equipped and benefits from being well furnished with wooden tables and chairs, an original feature fireplace and a large bay window looking out to the front garden.
The kitchen is located off the main hallway. The kitchen is of generous proportions, and comes fully fitted with wall and floor units, along with an oil fired rayburn cooker/stove and seating area.
Beyond the kitchen is the utility room and laundry area.
There are currently 9 letting bedrooms, 5 of which are equipped with en-suite facilities whilst the others have either a private bathroom or shared bathroom.
There is a twin/double en-suite bedroom and a double room with private bathroom situated on the ground floor for less abled visitors.
The bedroom layout includes three singles, two twin/doubles, two doubles and one family room.
All of the bedrooms are tastefully decorated in a traditional Scottish country style and have hospitality trays with a selection of teas, coffee, hot chocolate and shortbread, together with colour television, radio, telephone, alarm clock, hairdryer and all the comforts and facilities one would expect of a four star guest house.
The owner’s accommodation is self-contained and comprises of 2 bedrooms with a family sized bathroom located on the first floor.
The owner’s accommodation also benefits from a sun room to the rear of the property overlooking the garden.
We are advised that the property is freehold.
We have been unable to check this information and advise prospective purchasers to consult their own solicitor for verification.
This is a superb, rarely available lifestyle change opportunity to purchase a well-established business, which offers an all year round trade and excellent profits along with genuine growth potential for any new owner.
A viewing is highly recommended to fully appreciate the property, location and business opportunity in general.