Home :: Search :: Results :: Detailed View

Description

3-star Highland holiday lodge complex in an idyllic woodland setting on the River Spean in the heart of the Great Glen. Twelve one-bedroom lodges comprising, kitchen/lounge/dining room, twin/double bedroom and shower room, plus a utility service building. Superior owner’s house with four-bedrooms, spacious accommodation and beautiful private gardens.

Burnbank Lodges is a substantial 3-star Highland holiday lodge complex set over circa 4.5 acres. This popular business is located within the village of Spean Bridge known as the Crossroads of The Highlands and situated in the Great Glen, one of the most popular tourist destinations in Scotland. Situated 9 miles north of Fort William on the A86, just off the main A82 which leads to Inverness, it is ideally situated to allow holiday makers to make the most of their stay in the region with Skye, Mull, Cairngorms and Glencoe all within easy driving distance. The area is well known for its fishing and field sports on the many estates and lochs close by and the lodges have immediate access to the River Spean with free fly fishing provided. The location is perfect for those wishing to take advantage of the great outdoors with unrivalled opportunities for walking, mountain biking, climbing and skiing during the winter season. For walkers the terrain offers varied degrees of challenge from leisurely hill-walking to more stretching mountaineering with a great many ‘Munros’ located on the door step. There is also an abundance of water sports activities within a short drive, whether this is loch based or slightly further afield on the west coast. The region is also ever-popular for those wishing to undertake a more relaxing holiday, taking advantage of the accessibility of some of the most inspiring countryside in the UK. Furthermore, the area boasts an abundance of recreational activities including castles, historical sites, distilleries, golf, pony trekking, touring and genealogy. Spean Bridge has a number of facilities including shops, hotels and restaurants only a short walk from the lodges. The area is renowned for its association with commando training during the Second World War and its remote but beautiful scenery.

The lodges are within a most serene and peaceful setting in a mixed deciduous woodland including birches, oaks and mountain ash. This family operated business provides an excellent standard of accommodation and customer service. As an established business with year-round trade, it benefits from a high level of repeat bookings, providing a good level of profitability giving the present owners an enjoyable lifestyle. The business benefits from a higher than average occupancy rate, which pays testament to the excellent service and value that guests experience during their stay. The business comprises twelve one-bedroom lodges which are all maintained to a very high standard, tastefully decorated and well presented. The fixtures and fittings within each lodge are comfortable ensuring that guests enjoy a pleasant stay. Though the site is set in woodlands it is easily accessible for all vehicle types with ample on-site parking bays for guests and their visitors. The business focuses its marketing on being an ideal location for couples. However, there is scope on the site to build further STPP providing family accommodation should new owners wish to pursue this avenue of business.

The operation of this large self-catering accommodation business is not unduly intensive as the length of guest stays requires little by way of daily attention. Holiday Lodges are normally serviced once a week on the changeover days which minimises the workload, laundry and management time. This allows the owners the capacity to undertake a number of leisure activities themselves without affecting the quality of service provided for their guests. The business operates with occasional part-time staff who assist with changeovers and grounds maintenance. Current planning consent allows for the lodges to have a 12-month holiday use. Though a member of the Scottish Tourist Board grading scheme, much of the trade of the business is derived from direct internet bookings. As mentioned previously, the business takes full advantage of a high level of good quality repeat business. As a further service to their customers, dogs are welcome in selected lodges by prior arrangement.


This region of the Highlands of Scotland is famous for it’s spectacular scenery of rugged mountains, glens, lochs and the beautiful west coast. Ben Nevis, Britain’s highest mountain is only 10 miles away with Loch Ness 22 miles to the north. The location of the lodges gives ease of access to a many other areas of interest including the Cairngorms and Monoliadth mountains, the West Coast and it’s lochs and islands with Inverness only 1.5 hours drive to the North. The awe inspiring beauty of the Great Glen plus outstanding forests and nature trails, combined with comfortable family accommodation make this location highly popular with those seeking an escape to the countryside and a relaxing holiday. The area is blessed with an abundance of wildlife, attracting ornithologists and naturalists with red deer, fox, pine marten, badger, otter and many more species locally. Otter and pine marten are readily seen regularly from within the site.

The vendors purchased Burnbank Lodges in 2002 and during that time have operated the business to provide an excellent income with a high level of satisfaction. A decision to focus on new business ventures brings this outstanding business opportunity to the market.

THE PROPERTY
Extending to approximately 4.5 acres, the site comprises of: 12 detached holiday lodges, a comprehensive utility/storage building including laundry facilities, a garage/workshop facility and a greenhouse. The four-bed owner’s house provides a most spacious and enjoyable living area.

DESCRIPTION – THE LODGES AND SERVICE AREAS
The 12 lodges are spacious one-bedroom units extending to circa 40m2 and were constructed approximately 30 years ago. Of timber construction on block foundations with tiled roofing, the external aspects of the lodges are in very good order. Each lodge is set to a large open plan living space which includes a lounge, dining area and kitchen. This thoughtfully presented and well furnished area ensures a comfortable and relaxing stay. Facilities include TV/DVD Player, fully equipped kitchen, microwave and hairdryer. Sleeping accommodation is configured with either a double bedroom or twin bedroom, presented in excellent condition. The lodges all have good quality shower rooms. There is adequate storage within the lodge accommodation. The lodges benefit from electric heaters and appliances; with double glazing throughout, the lodges remain cosy even during the winter season. Each accommodation unit has a veranda or a dedicated patio area plus outdoor furniture.

The main utility building has a general information room and a drying room with a linen store and general storage. A large garage/workshop is fitted with electricity and work benches and provides more than sufficient space to house all the gardening machinery and tools. There is also a greenhouse. The site has ample storage for bikes and outdoor equipment.

OWNERS ACCOMMODATION
The owner’s accommodation is a most positive aspect of this sale. Seldom do owners have such a comfortable and well positioned house within such a business. On entering the property, there is a spacious vestibule with an office/reception room to the right. This working space is ideal for the registration of newly arrived guests and for the running of the business and is suitably furnished. To the left is the owner’s accommodation which opens into a separate reception hallway. The house is set over two floors with two bedrooms on the ground floor (2 doubles) and a further two on the first (2 singles): one of these rooms is currently being used as a general work space. These bedrooms are serviced by a family bathroom on the ground floor and a shower room on the first floor. A family dining room on the ground floor features patio doors leading to a large veranda and an excellently maintained garden. There is a fully fitted modern kitchen which utilises LPG gas for cooking and the house benefits from oil-fired central heating. On the first floor is the sitting room with French doors to a balcony that takes full advantage of its elevated position with views over the garden and river. The family home is presented in excellent condition and is a major asset.

GROUNDS
The entrance to the site is well signposted and is via a tarmac drive off the A86. The grounds are set in maintained woodland area covering an approximate area of 4.5 acres with landscaped amenity areas amongst the trees. The River Spean flows at the southern edge of the subjects with a further 2 burns running through the grounds. The lodges are situated in groups of three units; two such groupings are directly facing the River Spean and the remaining six lodges are positioned deeper within the site surrounded by trees and foliage. There is ample parking within the grounds for both owner’s vehicles and guests.

DEVELOPMENT POTENTIAL
Within the grounds there is sufficient space to allow for further development of the business either with the provision of additional accommodation units or through the addition of new customer facilities.

There may even be capacity to build a further dwelling but such developments would need appropriate planning consents.

SERVICES
The subjects benefit from mains electricity and water. The lodges and house utilise private drainage. The lodges have individually metered electricity supply, which can be used to facilitate pay as you use utilities.

TRADE
The business is presently operating at a healthy profit level but full accounting information will only be made available to interested parties post viewing.

PRICE
Offers over £975,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory).

FINANCE & LEGAL SERVICES
ASG Commercial is in touch with several lenders who provide specialist business finance. Paul Hart (Head of Commercial Sales) will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have a large team of legal experts in-house and can act in all legal matters arising.
DIRECTIONS
Burnbank Lodges are located on the A86 in the village of Spean Bridge. From Fort William to the south, or from Inverness from the north, follow the A82 to Spean Bridge and turn east onto the A86 on reaching the centre of the village. From Perth, follow the A9 north and turn west onto the A86 and follow signs for Spean Bridge. Contrary to on-line mapping, Burnbank Lodges is located on the south side of the A86 at the edge of the village. (As per map insert). Inverness 56 miles, Fort William 9 miles.

Viewing
All appointments to view must be made through the vendors selling agents:
ASG Commercial
York House, 20 Church Street
Inverness IV1 1ED
Tel: 0845 4500790 Fax: 01463 711083


Offers
All offers should be submitted in writing to ASG Commercial with whom purchasers should register their interest if they wish to be advised of a Closing Date if one is set.