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Description

Established, highly popular 3-Star (STB & AA) guest house located on busy Fort William to Inverness Road (A82). Excellent turnover with good profit conversion from 8 letting bedrooms and spacious owner's accommodation all set within 0.75 acres of grounds.

The Forest Lodge Guest House is set in a stunning rural location situated between Loch Oich and Loch Lochy on the main Fort William to Inverness trunk road, the A82. Its geographical situation is a major selling point for those who are looking to live in a place of outstanding natural beauty and a tranquil setting. The business caters to a year-round demand with the main trade being derived from tourists visiting the Great Glen, which peaks between Easter and October. The business presently trades solely on the provision of bed and breakfast but has in the recent past provided simple home cooking for guests. In addition, the business has in the past provided a limited licensed beverage facility but the license has now lapsed. The owners take great pride in the level of service they provide to their clients. The business has a payphone and an honesty service for sundry items. The mainstay of the trade is pre-booked through portal websites and the Scottish Tourist Board but with a significant level of passing clientele with guests staying for both one night stops and longer periods. Forest Lodge is ideally situated for both transient visitors and those who wish to take advantage of its strategic location. The business is a perfect location for guests wanting to undertake an odyssey to the West Coast, Cairngorm Mountains to the east, Inverness to the north and Fort William to the south.

The business benefits from a prominent roadside trading site on a busy main road and possesses ample parking for its clientele. With the inception of the Great Glen Way, a walker’s route from Fort William to Inverness, an increase in tourist trade is now being noted. Furthermore, the Great Glen Cycle route passes very close to the premises alongside the Caledonian Canal. The Forest Lodge Guest House is located within one of the most scenic locations in Scotland with unobstructed views of outstanding natural beauty. Fort William is located 24 miles away and is a popular tourist destination attracting hill walkers, golfers, fishermen, skiers and water-sports enthusiasts. The Great Glen is a popular route for sightseeing and touring. There are a great many attractions within easy reach of the business. To the north is The Loch Ness Visitors Centre and Urquhart Castle, providing visitors with a full day out. Whilst to the south is Fort William at the foot of Ben Nevis, the highest mountain in Britain, affording a wide range of adventurous mountain sports. To the west is the Isle of Skye with its rugged natural beauty. The business’ situation provides easy access to a large number of Munros.

The present owners now wish to retire and relocate closer to family, hence the opportunity for new owners to acquire this successful business. There is little reason to doubt that enthusiastic new owners could continue to build on successes to date and continue to drive turnover higher on an annual basis.

THE PROPERTY
Built in the 1970s, the property is of modern timber-frame construction over two floors under a pitched tiled roof with a recent extension to the main home. The property benefits from spacious grounds and excellent outbuildings. The house has full oil-fired central heating and double glazing. The building has an integral fire alarm system.

PUBLIC AREAS
Entry for guests is from the car park across a gravel path through a dedicated entrance leading to a bright, well lit vestibule. To the left is a sunroom with soft furnishings, with views over the well-maintained front garden. Through a further door is the spacious main hallway which also acts as an information centre with a large map of the region and a wide selection of tourist publicity information. The main residents lounge is to the left with double aspect views. Also set to soft furnishings and with a large TV, this comfortable room is a popular facility. Within the main hall area is a WC for guest use. A hall way leading to the right finds the dining room which is set to 17 covers and has views to the rear of the property. The dining room is ideally situated for the provision of a meal service with a service hatch.

LETTING BEDROOMS
Forest Lodge has 8 letting bedrooms; 4 located on the ground floor and 4 on the first. Seven rooms have comfortable en-suite facilities with one room with private facilities. Letting accommodation is configured as 3 doubles, 2 twins and 3 family rooms. All rooms are adequately and comfortably furnished with hospitality trays and hairdryers.

SERVICE AREAS
The business benefits from a large kitchen which has a good level of storage provision with two domestic electric cookers and extraction unit. There is a spacious office just off the main hallway. There is excellent storage on both floors. Drying facilities are also available for guests.

GROUNDS
The business is a substantial property within its own well-maintained grounds. The subjects extend to circa 0.75 of an acre. Within the grounds are three wooden sheds, one is used as a laundry, another is a freezer store and other is utilised as a workshop. Ample parking spaces are available to the side of the premises.

SERVICES
Mains electricity with private water and drainage. Oil fired central heating.

TRADE
Accounting information for the year ended March 2009 shows an annual turnover of circa £64,000 net of VAT, producing sound gross and net profit conversion. Full details will be made available to genuinely interested parties subsequent to viewing.

OWNERS ACCOMMODATION
With private entry from the car park leading to a commodious and comfortable private lounge with a solid fuel fire which adjoins the large galley kitchen. Off the lounge is a shower room. The owners currently utilise one double en-suite bedroom on the ground floor but also use letting accommodation from time to time for family use.

PRICE
Offers over £380,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

FINANCE & LEGAL SERVICES
ASG Commercial is in touch with several lenders who provide specialist finance to the hospitality trade. 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 from business transfers.

DIRECTIONS
Fort William 24 miles to the southwest. Inverness 42 miles to the northeast. Heading north on the A82 from Fort William the premises can be found at South Laggan situated on the left hand side of the main road. From Inverness heading south on the A82 keep going past Fort Augustus passing Loch Oich and is situated on the right.

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.