Arden House is a fine example of a Highland Guest House with luxury accommodation over two floors including five en-suite letting bedrooms and owners accommodation. This outstanding and prestigious villa represents a rare opportunity to purchase a traditional stone and slate property situated within generous landscaped garden grounds. This beautiful property has retained many period features which have been thoughtfully complemented by modern upgrading to an impressive standard. Currently run as a successful Visit Scotland 4 Star Guest House the flexible accommodation offers a superb opportunity to acquire a walk in and refined traditional home with an attached lifestyle business in a delightful location within this Highland Village. Energy Performance Certificate Rating G.
At the foothills of the Cairngorms and Monadhliath Mountain ranges and within the Cairngorm National Park, Kingussie is an attractive and popular town in Strathspey with its first class hotels, guest houses, medical facilities and primary and secondary schools offering education to University entrance standard. Facilities include an 18 hole golf course, excellent salmon and trout fishing on the River Spey and other waters, tennis courts, bowling green and children's recreation park, Pony Trekking, and the fantastic facilities at the Badenoch Leisure Centre with 3 sports halls, fitness suite and variety of aerobic classes. Kingussie is surrounded by some of the finest grouse moors and deer forests in Scotland, the Insh Marshes are famous as a bird sanctuary and within easy reach are the Cairngorm Mountains for winter sporting facilities and hill walking. There is a sailing school at Loch Insh and the beaches of the Moray Firth are also close by. The holiday village of Aviemore, 12 miles away, offers swimming, squash, pubs and club and other attractions. Other distances from Kingussie:- Perth 72 miles; Inverness 42 miles; Edinburgh 115 miles. The main London/Inverness rail line runs through Kingussie and the Inverness Airport is 50 miles distant with regular daily flights to London, Edinburgh and Glasgow.
From the road side Arden House is accessed via a sweeping gravel driveway through the beautifully presented front garden grounds leading to the attractive entrance vestibule with double timber doors. The bright vestibule boasts original mosaic tile flooring and entry into the impressive hallway is through a timber and glazed door. The high ceilings with intricate cornicing and raised skirtings are in keeping with the property's character. There is also carpet flooring, ceiling lighting and a large under stairs storage cupboard leading to the sizable linen room measuring 3.4m x 1.6m.
The welcoming lounge with its beautiful bay windows to the front is flooded with natural light. Currently used as a private lounge for the owners relaxation, a particular feature of the room is the fireplace with a slate hearth, an impressive natural stone surround and a wooden mantle over. There is also integrated illuminated shelving and carpet flooring.
The bright and generous dining room which comfortably caters for 13 covers boasts many original features include solid wood flooring which has been beautifully restored, integrated illuminated shelving, cornice and the ceiling rose all add to the traditional character of the room. A delightful feature of the room is the large bay window looking out to the front gardens and there is an impressive fireplace with a decorative tile surround and hearth with a slate mantle.
The kitchen is spacious with quality fitted base and drawer units under complementary work surfaces and a tiled surround with a range of appliances including a Indesit dishwasher, gas range cooker with an illuminated extractor over and two Indesit freestanding fridge freezers. A feature of the kitchen is the pretty window seat with storage below and there is also a double sink and drainer with a chrome mixer tap, ceiling lighting, a radiator, under counter lighting, windows to the side and tile effect vinyl flooring. The kitchen area also provides ample space for a dining table and chairs ideal for family living.
This useful room is currently being used as a home office. There is vinyl flooring and doors leading through to the log store and to the rear gardens.
The present owner's utilise a double bedroom with en-suite bathroom facilities on the ground floor which also offers scope to be used as a sixth double letting room. There are two further private bedrooms to the rear of the property accessed via the separate staircase, with one benefiting from an en-suite shower room.
The comfortable owners' bedroom enjoys good storage by a sizable wardrobe unit which is included in the sale and has carpet flooring, ceiling lighting and a side facing window. There are doors to the en-suite shower room and to the hallway.
The en-suite jack and jill bathroom has been designed in such a way as to allow access from the hallway as well as the bedroom six. This bathroom is furnished with a bath, pedestal wash hand basin, corner shower cubicle with electric shower and a WC. The room is further complemented with an opaque window to the side, a radiator, attractive tile effect vinyl flooring and ceiling lighting.
The rear hallway has doors to the bathroom, kitchen and the office as well as a door leading to the hallway. There is carpet flooring and ceiling lighting.
The carpeted staircase leads to the landing providing access to the further two private bedrooms. There is ample space for storage and has a Velux window to the side.
Bedroom seven is a generous double with a window to the side flooding the room with natural light. There is carpet flooring, a radiator and ceiling lighting.
The bedroom is a spacious single with a window to the side. There is a carpet flooring, ceiling lighting, a shaver light, a radiator and access to the en-suite shower room.
An en-suite shower room fitted with a three piece suite in white comprising a WC, shower cubicle with an electric shower and a wash hand basin. There is vinyl flooring, an extractor and ceiling lighting.
The Guest House currently has five high quality letting rooms (located over the first and second floor) with a further bedroom which could easily be utilised as a sixth double letting room with en-suite bathroom. The five en-suite bedrooms are finished to a luxury standard and all are of excellent proportions providing quality guest accommodation including a family suite consisting of a single bedroom and a large room with a double and single bed, a front facing room with a double and a single bed, a front facing king room and a twin room, all combined to provide the capacity to sleep thirteen guests.
The family suite room is a large double room located on the ground floor with one double and one single bed, a single bedroom and en suite shower room. This room has been upgraded to a high standard and has a window to the side, a radiator, carpet flooring and wall and ceiling lighting.
This room boasts a window to the rear, carpet flooring, ceiling lighting, a radiator and a door leads to the en-suite shower room.
En-suite Shower Room - 3.4m x 1.2m
The shower room is finished to a high specification with vinyl flooring, integrated sanitary ware including a WC and wash hand basin with storage below and a double shower cubicle with an electric shower fitting. There is also a mirror with sensor lighting, an extractor fan, shaver point, ceiling lighting and an opaque window to the side.
The landing area features ornate cornicing, carpet flooring, ceiling lighting, a radiator and a rear facing Velux window.
This large room is at the front of the house with windows overlooking the gardens and has a double and single bed. There is carpet flooring, ceiling lighting and a radiator.
En-suite Shower Room
This beautifully refurbished en-suite shower room boasts a three piece suite in white comprising a WC, an inset shower cubicle with an electric shower and a pedestal wash hand basin with storage below. There is a radiator, vinyl flooring, an opaque window to the side, ceiling lighting, an extractor, a mirror and a shaver point with light.
This double en-suite room has a comfortable double bed and a window to the rear allowing for good natural light. There is carpet flooring, ceiling lighting and a radiator.
En-suite Shower Room
This attractive en-suite shower room benefits from a three piece suite in white comprising a WC, an inset shower cubicle with an electric shower and a pedestal wash hand basin with storage below. There is a radiator, vinyl flooring, an opaque window to the side, ceiling lighting, an extractor, a sensor operated illuminated mirror and a shaver point.
Bedroom four is a superior King size room which has been completely refurbished to a very high standard in 2016. Boasting large picture windows to the front flooding the room with natural light this room also has carpet flooring, ceiling lighting and a radiator.
En-suite Shower Room
The indulgent en-suite shower room is furnished with a quality walk in shower cubicle, a pedestal wash hand basin with storage below and a WC. The room is further complemented with a heated towel rail, tile flooring, an extractor, an illuminated sensor operated mirror, shaver point, a window to the front and ceiling lighting.
The comfortable twin en-suite room, has been recently upgraded to a very high standard with a window to the side, carpet flooring and ceiling lighting.
En-suite Shower Room
This well proportioned shower room is fitted with a three piece suite in white comprising a WC, shower cubicle with an electric shower and a pedestal wash hand basin. There is a heated towel radiator, vinyl flooring, an extractor, ceiling lighting and a shaver point with light and side facing Velux window.
Our clients have owned the Guest House since 2000 and have invested heavily and lovingly restored the property to the immaculate condition seen today including a compete re-wiring in 2014 of fire alarms and heat detectors to comply with guest house regulations.
The guest and owners accommodation are in prime condition and this is truly a 'walk-in' business with a fantastic reputation and repeat clientèle which would be an ideal property for a husband and wife partnership. The local area is ever popular with tourists and outdoor enthusiasts.
With the mix of accommodation and repeat business the sale of Arden House provides an exciting opportunity for the purchase a high quality guest house which is presented in excellent condition and has a good trading profile with potential to build upon.
The accommodation and trade have proved to be a successful mix and the business is showing healthy turnover and profitability as well as excellent ratings on visitor feedback sites including; 1st on Trip Advisor for guest houses in Kingussie, 3rd in the Highlands and Islands on Trivago and awarded a Stellar award on Hotels Combined, 5th in Scotland.
Trading accounts are available to those genuinely interested after viewing the business and subject to a confidentiality provision. Please contact the selling agents for more details.
The Rateable Value was £1200 for the year commencing April 2016 which is 100% covered by small business bonus. There is a further £775.33 apportioned as residential. The property benefits from small business rates relief.
Mains electricity, water and drainage. Propane gas is used for cooking. Wi-fi is provided in all public area and all bedrooms.
Heating is supplied by an oil fired boiler.
Attached to the rear of the property there are useful out buildings, one of which is currently being used as a storage room which leads through to laundry room housing the Grant boiler and benefits from access out to the large drying green, counter worktop and storage units. There is a Hotpoint washing machine, a flat bed press and plenty space for other white goods. There are also windows to the rear, ceiling lighting and carpet flooring. The other outbuilding is used as general secure storage and also houses the oil tank. There is a large timber shed and a greenhouse located in the rear garden.
Arden House sits in delightful spacious garden grounds bound by a combination of hedgerow and timber fencing. The front garden is mainly laid to lawn with mature shrubs and trees and there are beautifully planted beds to the front of the property. Vehicle access is along the sweeping gravel chip driveway and wraps around the rear of the house providing parking for several vehicles. The rear of the property is mainly laid to lawn providing an ideal space for outdoor entertaining or relaxation, surrounded by mature hedgerow providing good privacy form the neighbouring properties.
There is a 30 year timber guarantee in place for the peace of mind for potential purchasers, which was recently completed.
The property has a current Energy Performance Certificate Rating of G.
Fixed Asking Price of £430,000.
All guest bedroom and dining room furniture is included in the asking price.
Viewing is strictly by arrangement with and all offers to be submitted to:-
Grantown on Spey
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