Hotel/guest house for sale in Tigh Na Cloich Hotel, Larchwood Road, Pitlochry PH16

Offers over £795,000
Hotel/guest house for sale
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Property description

• Unique and prestigious Victorian Highland country house hotel with commanding views over the historic town of Pitlochry and the Tummel Valley.

• Prominent trading location adjacent to the centre of Pitlochry within easy reach of a wide range of services and facilities.

• Easy to operate business benefiting from 4-Star (Gold) Hotel Visit Scotland rating providing a profitable "home and income" lifestyle opportunity but with undoubted potential for new owners to expand trade.

• 10 en-suite letting bedrooms and superb public rooms offering exceptional comfort.

• Includes spacious and separate owner's accommodation, two staff bedrooms, plus attractive garden grounds of around 1 acre with ample private parking for guests.

Tigh Na Cloich Hotel is a traditional Victorian country house dating from 1879 enjoying a southerly aspect with panoramic views across to The Tummel Valley and the historic town of Pitlochry. This substantial property enjoys an excellent trading location close to the town centre with all facilities within a few minutes' walk through the hotels front garden. The property's elevated position and ample grounds provide an air of character seldom seem, whilst affording generous amenity space for both guests and owners to enjoy. This stunning building demonstrates a great deal of distinguishing qualities, whilst being reflective of its Victorian origins offering exceptional comfort and service provision to its clientele. This is truly a unique property for anyone wishing to own a prestigious business opportunity in the heart of Pitlochry.

The outstanding ambience and quality of this 4-Star (Gold) business is obvious upon entry to the property with its superb public areas portraying many original Victorian features. The 10 stylish, individually decorated and presented letting bedrooms offer outstanding quality and comfort. The service areas include a modern, professional and well-equipped kitchen with additional food preparation, storage and laundry facilities. The business facets coupled with spacious owner's accommodation make this an outstanding proposition.

Reason for sale
The present owners purchased Tigh Na Cloich in December 2001 and have enjoyed operating this impressive and rewarding business. However, it is their desire to relocate closer to family that brings this exquisite property and excellent family home to the market.

Pitlochry is set in the heart of rural Perthshire and remains one of Scotland's most popular holiday destinations catering year-round for tourists and visitors. The region is world-renowned for its access to outdoor activities, from hill walking and mountaineering to suit all capabilities, mountain biking trails, white water rafting and kayaking etc. Pitlochry is surrounded by spectacular scenery and is an ideal base for touring throughout the region to include Edinburgh, St Andrews, Loch Ness, Inverness, Braemar and Royal Deeside. Whether golf, castles, whisky trails, wildlife, fishing or just stunning scenery is the penchant for the visitor, Pitlochry is a superb base from where it is all accessible within a day trip.

The town itself is a thriving community benefiting from a host of retail outlets and recreational/tourist attractions. Pitlochry Festival Theatre (pft) offers a varied and exciting variety of events all year round drawing in many visitors to the area. Indeed, Pitlochry is a focal point for many activities which can be studied further at . The town is served by a main line railway station providing easy access to Inverness to the north and Perth, Glasgow and Edinburgh to the south. Pitlochry has schooling from nursery right through to 4th year of high school.

Trading aspects
Tigh Na Cloich operates on a restricted seasonal basis, by choice of the owners, currently opening from May to October annually. They are able to trade successfully on this lifestyle basis whilst still maintaining a strong level of turnover and strong profitability. The main income stream is generated through the 10 quality en-suite letting bedrooms with additional income from licensed wet sales and evening meals which are currently only offered to guests staying at the hotel. Trading as a small independent hotel, the proprietors operate a quality establishment providing a high level of service and facilities. There is no doubt, that new owners could adopt a broader trading platform should they so desire, opening for longer periods and offering a varied range of food provision.

The owners developed their business over many years making this a true turn-key operation. Tigh Na Cloich Hotel has established itself as a popular destination venue benefiting from a high level of repeat trade and being highly commended on numerous visitor review websites. The business has an active modern website (), a strong social media presence and utilises a number of portal websites.

The hotel's clientele is derived from the many holiday makers and business people who visit Pitlochry and the surrounding areas. Tourism is the key driver of trade and 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 or for the casual passer-by. The vast majority of room occupancy is booked in advance and forward bookings are always at a high level.

The property
Of traditional stone construction, built in 1879, Tigh Na Cloich Hotel is a substantial detached villa under a pitched slate roof. The property is deceptively spacious with accommodation being laid out across two floors. The property benefits from many original Victorian features which adds to the charm of this impressive hotel.

Guest accommodation
Entry to the property is into a smart vestibule with original Victorian floor tiling which then leads into a charming reception hallway with a feature archway. It is evident from the outset that this property is presented to a high standard with décor and fixtures and fittings being of exceptional quality. The bright and spacious dining room is situated to the left and can comfortably seat 16 covers however there is potential to increase capacity should new owners desire. This attractive room has a beautiful bay window offering stunning panoramic views. The relaxing lounge with conservatory is off to the right of the hallway providing a spacious and comfortable guest area. The lounge is set to quality soft furnishings and benefits from many of the period features displayed throughout the property such as high skirting boards, cornicing, picture rails and ceiling roses. In addition, the lounge has a feature open fire place with a Victorian marble surround.

Letting bedrooms
In total the hotel has 10 letting bedrooms, all of which have quality en-suite facilities. Each room has been tastefully decorated with its own unique style and character being set with quality furniture and fittings. Rooms 3,4,7 and 12 are superior rooms with south facing windows offering panoramic views over the town to the hills beyond. The classic rooms have views looking over towards the Clunie Hills or the garden grounds. The rooms are currently configured as follows:

Ground Floor
Room 1 - Twin bedroom with en-suite shower room

First / Second Floors
Room 2 - Twin bedroom with en-suite shower room
Room 3 - King-size room with large en-suite shower room and sofa seating area
Room 4 - Super-king (double / twin) with en-suite bathroom and bay window seating area
Room 5 - King-size room with en-suite shower room
Room 7 - Super-king (double / twin) with en-suite shower room (on second floor)
Room 9 - Super-king (double / twin) with en-suite shower over bath and peaceful garden view
Room 10 - Double with en-suite shower room
Room 11 - Double with en-suite shower room
Room 12 - Family room (king-size bed and single bed) with seating area plus en-suite bathroom with shower over bath

Each room is equipped with hospitality trays, television, hairdryers and complimentary toiletries etc. Rooms have telephones and are presented to a very comfortable standard with central heating and some beautiful touches.

Service areas
The attractive commercial kitchen comes with a range of modern fitted units and an extraction unit. The kitchen provides ample workspace for a full commercial operation and has extensive ancillary areas and storage space. There is a large laundry to the rear of the hotel plus plentiful storage throughout and a fully functional office room.

Owner's / staff accommodation
The main owner's accommodation is situated on the ground floor and comprises a king-size en-suite bedroom and a spacious lounge. This accommodation offers a pleasant living space and has a private entrance. There is capacity to make a second private bedroom should it be desired; the current owners use this room as a laundry room. There are two further rooms (Rooms 6 and 8) which are presently used as staff accommodation. These rooms are configured to single occupancy use and have a wash hand basin. They also share a shower room set on the first floor.

With excellent signage, Tigh Na Cloich Hotel is a substantial property benefiting from a prominent trading location. The property sits in around 1 acre which is set to mainly grassed areas over two main levels with a path leading to the lower level and towards the town centre. There is ample car parking to the front and sides of the hotel. The property benefits from a large double garage and sheds.

Development potential
Tigh Na Cloich Hotel presently trades on a restricted seasonal basis offering the opportunity for new owners to expand the trading model if so desired. The grounds may also offer some development potential subject to obtaining the necessary consents.

The property benefits from mains electricity, water and drainage. Gas is used for cooking. Tigh Na Cloich Hotel is fully compliant with extant fire regulations and environmental health requirements. The property is fully double glazed. There is free Wi-Fi access throughout the hotel.

Property info

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