Hotel/guest house for sale in Ardvane Bed And Breakfast, Lower Oakfield, Pitlochry, Perthshire PH16

Offers over £570,000
Hotel/guest house for sale
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Property description

  • Charming late-Victorian bed and breakfast in a beautiful elevated position offering stunning vistas across the Tummel Valley, within the ever-popular tourist destination of Pitlochry.

  • Superb lifestyle business operation within minutes of a wide range of services and facilities in the town centre.

  • Trading profitability from 5 attractive letting bedrooms and a self-contained 1-bedroom annex with lounge-diner and kitchen.

  • Generous owners' accommodation including two bedrooms with spacious lounge and kitchen.

  • Set in well-presented gardens with excellent amenity and parking space plus substantial out buildings offering some development potential subject to consents.

Ardvane Bed and Breakfast is a prestigious Victorian villa dating from the late 1800s enjoying an elevated situation with magnificent views over the Tummel Valley. An imposing property, Ardvane offers flexible trading and owners' accommodation which would be attractive to a wide range of potential purchasers. Located in a prime setting to the east of Pitlochry's town centre, the business is attractive to visitors as all facilities are within a short walk. The property's south facing outlook and pleasant terraced garden provides a superb business and home, ideal for a discerning buyer. The internal and external aspects of the property have been maintained to a high standard and offer generous guest facilities plus attractive owners living accommodation. The letting subjects comprise of 5 well-appointed letting bedrooms. In addition, there is a spacious and flexible 1-bedroom self-catering annex which could be used as extended family accommodation. The 2-bedroom owners accommodation provides excellent space for a couple or small family.

The sale of Ardvane Bed and Breakfast presents a perfect opportunity for those looking to operate an easy lifestyle business within the centre of one of Scotland's most desirable locations. The property's flexible trading aspects coupled with attractive service areas and public rooms, plus the annex and owner's accommodation, make this a much sought-after proposition for a perceptive buyer.

Reason for sale
The present owners purchased The Ardvane in October 2018 and have now decided to retire from the hospitality sector and relocate closer to family, bringing this attractive bed and breakfast opportunity to the market.

Pitlochry is in the heart of rural Perthshire and remains one of Scotland's 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 don't stop in the winter either and the New Year's 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 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. 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 short walk from Ardvane.

Trading aspects
Ardvane Bed and Breakfast is a popular lifestyle business operating under the VAT threshold and generating a solid level of profitability. Income is generated through the letting of 5 quality bedrooms and a ground floor self-contained unit. The bulk of the trade is undertaken in the main season from April to October but Pitlochry is a year-round destination with many events taking place outwith the main season. The vendors provide a high level of service and facilities as reflected in their excellent on-line reviews, thus making this a true walk-in proposition for new owners.

The business achieves a high level of occupancy generated through their own website () with a direct on-line booking platform (FreeToBook). Business is also generated using a number of additional on-line booking agencies. The position and prominence of the guest house is such that it is easy to locate.

The property
The property is an attractive detached villa of stone construction under a pitched slate roof built in the late 1800s. Set over two floors, the subjects have been developed to provide a thriving business opportunity and a family home. The present owners have maintained the business to an admirable standard with significant investment into upgrading facilities and the infrastructure of the building in recent times. The property possesses a real character and charm and is set within well-maintained gardens with excellent external storage options.

Public areas / letting bedrooms
Guests access the property via a path and steps leading from the car park. There is a specific guest entrance which leads into a reception vestibule which leads through to the dining and the guest lounge; both set to the ground floor. The dining room is set within a sun room offering stunning views across the valley to the hills beyond. Laid to 5 tables which are comfortably spaced, a door leads to a spacious guest lounge set to soft furnishings. Off the main hallway is a washroom and stairs leading to the first floor and all letting bedrooms. Three rooms are en-suite and the 2 single rooms share a shower room. All of the bedrooms are well furnished and equipped with TV, hospitality tray plus ample storage.

First Floor
Room 1 - Double bedroom with en-suite shower room
Room 2 - Standard single room with a shared bathroom
Room 3 - Twin bedroom with en-suite shower room
Room 4 - Standard single room with a shared bathroom
Room 5 - Double bedroom with en-suite shower room

self-contained annex
The self-contained annex is an attractive aspect of the sale. This unit comprises of a kitchen, lounge, bedroom, inner hallway and bathroom. With its own private entrance and direct access to the gardens, this is a popular and flexible accommodation unit. The annex could be used as 2 additional letting bedrooms after a period of development offering further income potential. Likewise, should new owners require additional family living space, the annex is ideally situated for such.

Service areas
The modern kitchen is very spacious and well-appointed with a range of floor mounted storage units throughout, providing ample work spaces. Within the kitchen is a family dining table. This spacious area has the facilities suitable to meet both the needs of guests and personal requirements. There is an office and large utility room with good storage. There is ample storage throughout the property with freezers etc being located in one of the external buildings.

Owners' accommodation
An attractive feature of this sale is the private and spacious 2-bedroom owners' accommodation set to the first floor. A spacious lounge is set to the ground floor with patio doors leading to the garden. The large kitchen also has a dining table plus ample space for both business and personal use. Set to the first floor are the two bedrooms; one double and a single plus there is a W.C. The single bedroom is currently used as an office / music room. The family bathroom is set to the ground floor and has a separate shower as well as a bath. Should new owners require addition accommodation, the annex would make ideal extended family accommodation.

Ardvane Bed and Breakfast has an elevated south-facing position with spacious and beautiful tiered gardens. The front garden area is set to bushes and shrubs for ease of maintenance with the terraced rear elements being laid to patio stones, decking and lawn. A gravel parking area for 6 guest cars is situated to the main road side of the property plus there is owners parking. Within the grounds is extensive storage both for guest use (bikes / climbing equipment etc.) and business use (freezers / refrigerators etc.). There is a spacious garage and summer house; both with power, plus a further timber garden shed.

The property is on mains electricity, gas, water and drainage. Heating and hot water is generated from a gas boiler. The guest house is double glazed and fully fire compliant. External areas benefit from flood lighting.

Property info

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