Craigroyston House & Lodge / Rightbiz
Craigroyston House is a beautiful Victorian villa dating from the 1800s enjoying a spectacular elevated position with views over the Tummel Valley. This welcoming guest house has been tastefully decorated to a superb standard and is situated in a prime trading location only a 5-minute walk from the town centre. Set within delightful mature garden grounds, this charming property must be viewed to be fully appreciated.
The guest house offers high quality guest facilities and letting bedrooms comprising 8 en-suite letting rooms and elegant public areas. This, combined with the spacious owner’s accommodation, offers an outstanding home and business opportunity. A further attraction is the cosy 2-bedroom self-catering lodge in the grounds.
Only by viewing can one appreciate the absolute beauty of the location of this stunning property and business. The property has a significant footprint and spacious well-maintained garden grounds.
REASON FOR SALE
The present owners purchased Craigroyston House and Lodge in April 2016 and have enjoyed operating this highly attractive and rewarding business. It is their desire to retire that brings this exceptional business and lovely home to the market.
Pitlochry is set 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 to name but a few. 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 the enjoyment of stunning scenery is the penchant for the visitor, Pitlochry is a superb location from which to base an all-encompassing holiday.
The town itself is a thriving community benefiting from a host of retail outlets and recreational/tourist attractions. Pitlochry Festival Theatre 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 swells 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 attracts visitors to the town. Winter activity remains buoyant 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 www.pitlochry.org. 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 five-minute walk from Craigroyston House.
Craigroyston Guest House trades through most of the year and including the festive period. The current owners have elected to close down in April and May for two weeks in each month thus allowing possible scope for increased trading. The business generates a high level of profitability with turnover in the region of £175k. Income comes through the letting of the 8 charming en-suite letting bedrooms in the main house plus the 2-bedroom self-catering lodge set within the grounds. Tourism is the key driver to trade, attracting many guests who play golf, fish, walking and climbing holidays, day trips and those taking in the many sights in the area. The business generates bookings through the use of their own website (www.craigroystonhouse.co.uk), the booking platform booking.com. Craigroyston has a strong presence across various social media platforms including Facebook.
Of traditional construction, built in the 1800s, Craigroyston House is an attractive detached villa of stone construction under a pitched slate roof. Set over three floors, the property includes many original Victorian features which adds to the charm of this impressive property.
Craigroyston Lodge is a separate cosy 2-bedroom lodge offering self-catering accommodation. The property is also of traditional stone construction, built at the same time as the main house. It is well presented with dedicated parking and private self-contained external seating area. Within the lodge the facilities are very comfortable and of a very good quality making this an ideal holiday base.
All public areas are beautifully decorated to a high standard with quality fixtures and fittings. The main attractive entrance leads to a spacious welcoming hallway reception area. Immediately to the left is the elegant guest lounge which offers beautiful period features and an impressive bay window with stunning mountain views. The lounge offers comfortable soft furnishings for guests to relax after a day’s activities, with a cosy open fire and stone hearth. To the right of the entrance is the attractive spacious breakfast room which leads through to the conservatory, allowing full capacity seating while still maintaining “social” distancing guidelines. This area seats 18 guests and affords spectacular views. The breakfast room is excellently-presented, offering a bright space for guests to enjoy breakfast. Key features are the attractive open-fire, tasteful tartan seating, beautiful décor, hard-wood flooring and a feature stone wall.
The guest house has 8 en-suite letting bedrooms configured as follows:
Room 1 – King size with en-suite shower
Room 2 - Twin with en-suite shower
Room 3 – Family room (king size & single) with en-suite shower
Room 4 – Double 4-poster bed with en-suite shower
Room 5 – King size with en-suite shower
Room 6 – King size with en-suite shower
Room 7 – Family room (king size & single) with en-suite shower
Room 8 – Super king or twin with en-suite shower
All of the bedrooms are spacious and well-equipped with TV, hospitality tray, hair dryer, complimentary toiletries, furniture and comfortable chairs, plus an iron / ironing board on request.
Access to the guest house kitchen is gained from behind the stairs. The kitchen area is modern and well-appointed providing sufficient work space and storage to allow for breakfast and evening meal provision, should new owners desire. There are ample storage areas throughout the property. There is a small office, WC and laundry store on the ground floor.
An attractive feature of this sale is the beautifully presented private owners’ accommodation. This self-contained, 2 storey area is part of the main building and is set to the rear of the property. Accommodation comprises; 3 bedrooms (super king en-suite, double and single), shower room, open-plan kitchen / dining / lounge plus sewing room which leads out to a lovely outdoor seating area via patio doors offering attractive views over the gardens. The open-plan living space provides charming and spacious accommodation. From the lounge, there is access to a second private patio area for owners.
Craigroyston Lodge is a self-catering unit situated within the grounds offering beautiful views over the hills. The Lodge offers a modern and cosy open-plan kitchen / dining area, lounge with comfortable furnishings and 2 en-suite bedrooms (double and twin). This accommodation provides significant additional income to the core guest house business. This self-catering unit is well-suited to a family or offers a romantic retreat for two and includes access to a small private garden and car park.
Craigroyston is situated within a well-maintained and mature garden extending to around 1 acre. To the front of the property there is ample parking for up to 8 cars. Below this there are two attractive terraced grass areas bordered by appealing shrub beds. Guests seating is provided in a number of places within these areas. There is a bike store for guest use and a number of sheds for garden tools.
The property is on mains electricity, gas, water and drainage. Heating and hot water are provided by a gas boiler. The main house and lodge are double glazed throughout and fully fire compliant. Wi-Fi is available throughout.
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Review the performance of a business to make appropriate financial projections. Some businesses are dormant or not trading, so it is essential to check their short and long-term potential.
Don't share confidential information with any private sellers, including your home address, account passwords, bank accounts and credit card information.
Send a test amount before you consider handing over a large number of funds. Maybe even try transferring £1, and then speaking to your solicitor to confirm receipt.
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