Attractive Holiday Lodge Business in a Stunning Rural Location

Kiltarlity, Scottish Highlands



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Glenview Lodges / Rightbiz
Freehold: £495,000
Annual Turnover: Available upon request
Annual Net Profit: Available upon request
  • Easy to operate holiday lodge business, close to Drumnadrochit and Loch Ness, set within a beautiful rural location.
  • Four superior and spacious, timber clad self-catering units, comprising modern open-plan kitchen/lounge/dining room, 3 bedrooms and family bathroom/shower room.
  • Full planning permission held for erection of a further 2 units within the site.
  • Established business currently trading on long-term lets but ideal for self-catering business capable of providing a lifestyle income earning opportunity. 
  • Set within an established site extending to around 1 acre, the lodges benefit from uninterrupted views along Glen Convinth. 

This is an established lodge letting business set to an elevated situation offering stunning views along Glen Convinth.  The site is 7 miles from Drumnadrochit and the Great Glen which is a popular tourist destination. Also nearby are Urquhart Castle, Loch Ness visitor centre, and Inverness is only 11 miles away making Glenview an ideal holiday location and base from where to explore the wider Highland region. This rural property is situated in an idyllic location and will prove to be a highly desirable acquisition for the discerning buyer. 

The subjects consist of 4 beautifully maintained 3-bedroom lodges which are configured to a very high standard. Three units were built in 1990 and the fourth was constructed in 2009. The site also has enduring permission to build a further 2 units within the existing footprint. The site is compact but offers a degree of privacy within a tranquil setting.  The lodges are significantly larger than the usual holiday lodges offering 3 bedrooms, an open plan kitchen / diner /sitting room, a fully equipment modern family bathroom plus a separate shower room. Each room has in-built wardrobes and adequate storage. The units are well-maintained both internally and externally. The current owner has invested significantly in the lodges with all units benefitting from a full refurbishment in 2015 including improved bathrooms and modern kitchens etc. Internally the lodges are finished to superior standard, resulting in the business being in a truly walk condition with no significant capital expenditure required from a new owner.  

The lodges are available for letting 12 months of the year, and the present owner has operated long-term residential lets as this trading model fitted his personal preferences. He is now offering the lodges for sale so new owners can maximise income through letting the units as short-term weekly lets. The business offers a potential lifestyle operation, providing a home and income earning opportunity or alternatively a business which can be run at arm’s length, with the main burden of work restricted to changeover days and checking in periods. 

The business trades currently on a residential long-let basis. Though the extant operation generates a solid income for the vendor, it is his belief that the units will be attractive as a holiday let business and as such, he is presenting the sale of the units with vacant possession.  Such businesses within the locality generate a high level of repeat trade with occupancy rates being high through the Summer season. In addition, there is a healthy demand for self-cater units in the low season.  The vendor does not have a website and this represents an opportunity for a new owner to stamp their personality on this new venture. Bookings can be generated via a number of platforms to include Visit Scotland, or indeed specialist self-catering web platforms but many such lodges within the locality are let without the benefit of any on-line booking agency websites. Such businesses are easily operated by the owner without the recourse for any staff. Due to the nature of the current operation, there will be no trading accounts available with this business.

Glenview Lodges occupy a most peaceful setting with elevated views across rural Inverness-shire and along Glen Convinth. Set within the scattered hamlet of Ardendrain on the A833, the business is located 2.5 miles south of the village of Kiltarlity, 11 miles west of Inverness and 7 miles from Drumnadrochit. The area offers an array of open walks and forest routes, including the popular Abriachan Forest Trust walks. Kiltarlity is a thriving Highland community with many support facilities including a shop / Post Office, village hall and primary school, with secondary pupils attending Charleston Academy in Inverness, for which a school bus is provided. There is a regular bus service from Kiltarlity to both Beauly and Inverness. Inverness, the Highlands capital, offers a wide range of services and facilities. The nearest railway station is at Beauly some 5 miles away and the nearest airport is at Inverness - 20 miles.
The site is a great base for undertaking an odyssey of the entire Highland region with the Isle of Skye, Cairngorm Mountains, Ben Nevis, Eilean Donan Castle, sections of the North Coast 500 and even John o' Groats being easily reached on day trips. Closer to home Loch Ness is on the doorstep as are the various visitor attractions in and around Inverness including Culloden Battlefield, Cawdor Castle, Urquhart Castle plus many other historical sites. For the golfer there are many excellent courses within an hour’s drive including Dornoch, Castle Stuart and Nairn. For the outdoor enthusiast there are a range of walks, water sports activities etc. There are many fishing options including fly and sea fishing. For the less active there are many day trips available.

The vendors developed the business over 30 years ago and it is a desire to refocus on other business activities that now brings this attractive opportunity to the market.

Three lodges 1, 2 and 3 were built in 1990 and the 4th unit in 2009. It is evident that these are quality units which have been maintained to the highest standard.  The lodges are timber faced with concrete tiles. The units are double-glazed throughout and are fully insulated.  The site is well laid out mainly to lawn and is accessed via a shared driveway which services a few residences. Each lodge has its own parking spaces for two/three cars. Within the site there are essentially two styles of lodge which only differ in terms of size. Lodges 1 to 3 are spacious units but the more recent addition, Lodge 4, was designed to offer slightly more room within the open-plan living space. Each lodge is fully self-contained with a wide range of facilities. The quality of fitted units within the lodges are almost identical and of a very high standard. The lodges are configured to:

Lounge / Kitchen / Dinning - The open-plan living space is an attractive area with quality laminate flooring and recessed lights. With large picture windows, these living areas have ample natural light and offer un-interrupted countryside views. The kitchens elements were all upgraded in 2015 and are in excellent condition. All appliances are electric and include; oven, hob, washing machine / dryer and fridge. The kitchens benefit from ample floor and wall mounted display units. The area of living space is sufficient for sofas and a dining table.  

Bedroom 1 - A double bedroom with built in wardrobes and storage area.

Bedroom 2 - A double bedroom with a single built in wardrobes.

Bedroom 3 - A double bedroom with a single built in wardrobes.

Bathroom - The bathrooms are all tiled to a high-quality standard. Fitted with a triple suite of white units (wash-hand basin, W.C. and bath), the baths have a spa facility and power-showers over. The wash-hand basin and W.C. are installed around a vanity unit. Each bathroom has a heated towel rail.   

Shower Room - Each lodge has a standalone shower room with large cubicles and power-showers plus a heated towel rail.

Utility Cupboard - there is a general utility cupboard off the open-plan living space where the water tank is maintained. The boiler is located in a cupboard in bedroom 1.

Porch – each unit has a porch to the front of the unit.

Full planning exists for 2 further lodges on-site.  This is an enduring permission as the original planning was for three lodges and one was completed, meaning that the project has commenced. Full details of the planning can be obtained from the Highland Council planning portal using Ref 09/00142/FULIN dated 25 Feb 2009.

Access to the site is via a shared driveway. The subjects extend to circa 1 acre offering ample parking, recreational ground and well-maintained access paths etc. 

With mains electricity, water, the drainage is to a septic tank. The lodges have an electric boiler to provide heating and ample hot water. The units are double glazed throughout. 

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Glenview Lodges / Rightbiz
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