• Exquisite 4-Star (Gold) VisitScotland Victorian guest house in a beautiful elevated position offering superlative views down the Tummel Valley in the ever-popular town of Pitlochry.
• Rarely available, prestigious property in a stunning trading location within easy reach of a wide range of services and facilities in the town centre.
• Easy to operate business with 6 highly attractive letting bedrooms, all charmingly appointed with modern en-suite facilities.
• Superb guest areas including a striking dining room, opulent guest lounge and charming sun room.
• Spectacular private 2-bedroom owners’ accommodation with two shower rooms and a generously sized owners lounge area.
• Set in mature and well-presented garden grounds extending to just under an acre with excellent amenity and parking space for up to 11 vehicles.
The Poplars Guest House is a prestigious Victorian villa dating from 1878 enjoying an elevated situation with magnificent views over the Tummel Valley. A beautifully proportioned building with spacious rooms, the Poplars reflects its Victorian origins but affords the highest level of comfort and service provision to its guests reinforcing its 4-Star (Gold) VisitScotland accolade. A prime trading location to the east of the town centre, makes the business attractive to visitors with all facilities within a 5-minute walk. The propertys south facing outlook and the opulence of the building, including beautifully maintained garden grounds, provide an air of grandeur and serenity rarely available in such a sale. The internal and external aspects of the property offer generous guest facilities plus attractive owners living accommodation. The letting units comprise of 6 well-appointed letting bedrooms. There is spacious and flexible self-contained owners accommodation which makes this a genuinely one-off business proposition, ideal for an astute new owner wishing to operate a superior guest house opportunity in the heart of Pitlochry. The trading elements coupled with superb service areas and excellent owners accommodation make this a highly desirable prospect for a discerning buyer.
Reason for sale
The present owners purchased The Poplars in October 2013 and have during their tenure invested heavily into the infrastructure and décor of this elegant business making it a desirable property and thriving business. However, it is their desire to pursue other business opportunities that brings this excellent business and delightful home to the market.
Pitlochry is in the heart of rural Perthshire and remains one of Scotlands most popular holiday destinations catering year-round for visitors. The region is world-renowned for its access to outdoor activities, from hill walking to suit all capabilities, mountain bike 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 year-round drawing in many visitors to the area. Events like the Etape Caledonia in Pitlochry, and the Atholl Highlanders event swell visitor numbers in the spring, and the hugely popular Enchanted Forest brings in 80,000 visitors over the autumn period. The summer months see the Blair Castle International Horse Trials, bringing in some 30,000 people a day over this 4-day event, and The Highland Games in Braemar and Pitlochry also drive visitors to the town. Things dont stop in the winter either and the New Years Day Street party brings thousands of visitors over the Hogmanay period. Indeed, Pitlochry is a focal point for many activities which can be studied further. 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. There are two distilleries within walking distance of the business. Pitlochry has schooling from nursery right through to 4th year of high school which is within a five-minute walk from The Poplars.
The Poplars Guest House operates on a seasonal basis, opening from April to November. The owners choose to trade just under the VAT threshold, achieving strong profitability from this lifestyle business. In addition, the owners also utilise a suite on the ground floor for their own personal use, thus restricting their potential turnover even further. Income is generated through the letting of 6 quality en-suite bedrooms. Five of which are twins or doubles and one which has the flexibility to cater for larger family groups, being comprised of two rooms that have been conjoined. The ground floor suite can be accessed from the main hallway. This suite has previously been used as an income earning facility which new owners may wish to re-instate as such. The vendors operate a high-end establishment providing a high level of service and facilities as reflected in their 4-Star (Gold) grading, and making this a true walk-in proposition for new owners.
The Guest House achieves a high level of occupancy, with trade being generated via The Poplars own website, as well as some listings and mentions in various prestigious and well known guides. 'Rick Steves' Scotland Guidebook generates a good level of visitors from North America, as does 'Guide du Routard Ecosse', which brings visitors from France, further listings in German and Dutch guidebooks ensures a steady demand from both these countries and beyond. The business has an active modern website with a direct online booking platform. Business generated is such that The Poplars is in the fortunate position of not needing to use any online booking agencies to boost occupancy. The business also works with a number of well-known tour operators and destination management companies. The position and prominence of the guest house is such that it is easy to locate. The lion-share of room occupancy is booked in advance and forward bookings are always at a high level.
The property is a detached villa of stone construction under a pitched slate roof built in 1878. Set over three floors, the property has been developed to provide a spacious home and successful business opportunity. The current owners have improved the quality of the property substantially with all rooms kept fresh and pristine due to a regular maintenance programme. The spectacular owners accommodation was fully renovated in 2016 with timber clad over Fyfe stone to give a pleasing aesthetic appearance and could easily be utilised as extra letting accommodation. The building benefits from many original Victorian features which adds to the character and charm of this stunning guest house. Set within mature grounds, the building has a unique ambience.
Public areas / letting bedrooms
All public rooms are beautifully decorated throughout with the main entrance leading from an arched hallway into a welcoming reception area. Off the reception, to the left, is a spacious and attractively presented south facing guest lounge, with spectacular views of the surrounding area plus an adjoining sunroom providing ample natural light. To the right is the sizeable and stylish breakfast room with facilities to seat up to 16 guests with a bay window to the front of the property. Access to the upper floors is gained via the main reception with a grand stair case leading to guest letting rooms. The 6 letting bedrooms are configured to sleep 14 guests as follows:
Room 1 - Superior double with en-suite bath and shower
Room 2 - Double with en-suite shower
Room 3 - Twin with en-suite shower
Room 4 - Twin with en-suite shower
Room 5/6 - Suite of two rooms which can sleep up to four people with en-suite shower
Room 7 - Double with en-suite shower
All of the bedrooms are spacious and equipped with TV, tea tray, comfortable chairs, usb charging ports and ample clothes hanging space.
The modern kitchen is well-appointed with a range of floor mounted storage units throughout, providing ample work spaces. This spacious area has the facilities suitable to meet both the needs of guests and the owners requirements. Off to the side of the kitchen is a large office and seating area, outside of the kitchen is the freezer/utility room with additional fitted cupboards and sink. Additionally there is a boiler room with laundry storage and a boot room. There are ample housekeeping cupboards throughout the property to conveniently store laundry and cleaning equipment etc.
The spectacular private owners accommodation comprises of 2 spacious bedrooms, 2 shower rooms and a large lounge/dining area with wood burning stove. In addition, there is a separate office area for owners use. The current owners presently use the Poplars Suite to suit their own preferences. This area certainly presents an opportunity for new owners to generate further turnover, subject to their own requirements.
The Poplars has an elevated south facing position with spacious and beautifully manicured lawns and grounds with a stone wall surrounding the property. The garden is laid to bushes and shrubs with some trees. The gravel area surrounding the house has seating for guests plus an area of decking with chairs. There is also a private garden for use of the owners; this attractive area benefits from a summer house and an area of decking. To the rear aspects is an area of cultivated garden with a green house. Next to this area is a timber clad garage with electric door. To the rear of the property is a gravel car park with ample car-parking space for 11 guest / private cars.
The property is on mains electricity, gas, water and drainage. Heating and hot water is generated from a gas boiler. There is a zoned central heating system, which means that the owners accommodation can be heated separately throughout the winter if so desired. The guest house is double glazed and fully fire compliant.