Invercauld Lodges is an established holiday letting business comprising the following principal properties:
- The Lodge House
- Glenbuchat Lodge
- 6 No. detached self-catering chalets, together with Reception Office.
PLANNING:
In terms of Planning Permission, the current use is the permitted use comprising 2 No. detached substantial dwellings together with the 6 No. letting lodges.
In terms of the original Planning Permission Reference App/2006/0923 there was a restriction on the use of Glenbuchat Lodge limiting use to only as ancillary domestic accommodation incidental to the enjoyment of the owners of Invercauld Lodges and should not be used as a separate dwelling unit. This condition has been removed in terms of the Decision Notice Reference M-APP/2010/3867 dated 21st October 2011 and there are therefore no longer any planning restrictions preventing occupancy of the house, nor separate disposal if this were felt to be appropriate.
It is also felt that the site may offer the opportunity for future redevelopment for residential purposes, although parties intending to undertake this approach should make their own enquiries of the local Planning Authority.
BUSINESS:
Invercauld Lodges were acquired by the current owners in June 2007. The current proprietors have undertaken a programme of ongoing refurbishment and improvement including upgrading of bathrooms, furnishings and a number of the kitchens have been modernised. Glenbuchat Lodge was constructed by the current proprietors since acquisition of the property.
The business enjoys a healthy level of occupancy and the income for the year ending 31st March 2012 is reported at £66,582. Detailed trading information is available to genuinely interested parties who have undertaken an inspection of the property.
We have been advised by our client that current bookings are very encouraging and that turnover year ending 31st March 2013 is anticipated to be in the region of £74,000.
At present income is inclusive of electricity. It is felt that the opportunity exists to further enhance income by separate charging.
The business benefits from year-round activity and whilst winter months are slightly quieter the accommodation still enjoys high levels of weekend occupancy principally due to the winter sports activities which are on offer within the area.
Location
The subjects occupy a secluded site surrounded by mature woodland, a short distance to the west of the centre of the village of Ballater, which in turn lies approximately 42 miles to the west of Aberdeen, in the heart of Royal Deeside and the Cairngorms National Park.
Ballater is an established tourist destination within Upper Deeside and enjoys year-round visitor appeal from tourists, walkers, skiers and those attracted to the outdoors by the appeal of Upper Deeside and the surrounding Cairngorms.
Ballater provides a good range of local services and facilities.
The property lies a short distance to the east of Glen Lui Hotel within a predominantly residential area. Ballater Golf Course lies a short distance to the south-west.
Accommodation
The Lodge House:
This property comprises a two storey, timber frame and concrete block cavity, harled and concrete interlocking tile roofed, detached chalet bungalow.
Extending on a gross internal area basis to 229.0 m²/2,465 ft² or thereby, the accommodation over two floors comprises:
GROUND FLOOR - Entrance Vestibule; Hall; Bedroom with en suite Shower Room; Living Room; Kitchen/ Dining Room; Rear Hall; Toilet with w.c.
FIRST FLOOR – Landing; 3 No. Bedrooms; Bathroom.
The property is double glazed and served by means of electric panel radiators. To the side of the property there is a single storey, concrete block rendered and concrete interlocking tile roofed double garage. At present part of the garage is utilised as a fully equipped guest laundry with washing machine and tumble drier.
Glenbuchat Lodge:
This property comprises a two storey, timber frame and part concrete block rendered and concrete interlocking tile roofed, detached chalet bungalow, which was constructed approximately 5 years ago.
Extending on a gross internal area basis to 96.0 m²/1,033 ft² or thereby, the accommodation over two floors comprises:
GROUND FLOOR - Entrance Vestibule; Living Room; Kitchen; Shower Room.
FIRST FLOOR – Landing; 2 No. Bedrooms; Bathroom.
The property is double glazed and heated by means of electric panel radiators.
Invercauld Self-Catering Lodges:
There are six detached lodges of two sizes and all of the same construction, being timber frame, timber clad and felt roofed design.
The larger lodges are known as “Craigendarroch”, “Lochnagar” and “Craigcoillich” and each extend to 52.0 m²/560 ft² or thereby and comprise:
Living Room; Kitchen; Two Bedrooms; Shower Room.
The smaller chalets, known as “Birkhall”, “Balmoral” and “Glenmuick”, each extend to 41.2 m²/440 ft² or thereby and the accommodation again comprises:
Living Room; Kitchen; Two Bedrooms; Shower Room.
In addition, there is a detached single storey, timber framed and timber clad and felt roofed detached building which houses the Reception Office and Laundry.
The letting accommodation is all fully furnished and equipped. from an ongoing programme of refurbishment and upgrading.
There is a safe and secure children’s play area including trampoline, swings and chute.
Terms
The property is held on the basis of outright ownership of the heritable interest and is to be sold with vacant possession.
Additional information will be made to bona fide interested parties who have registered interest with the selling agents. Information to be provided will include the following:
- Financial information.
- Extract OS Site Plan
- Inventory of equipment.
PRICE:
Offers in excess of £650,000 are invited for the benefit of our client’s heritable interest in the property on a fully operational basis.
CLOSING DATE:
It is envisaged that a Closing Date may be set in due course for the receipt of formal offers and any party wishing to be informed of a Closing Date should ensure that they note their interest with the selling agent.
Specification
- FULLY OPERATIONAL HOLIDAY LODGE BUSINESS
- MATURE WOODLAND SITE EXTENDING TO 1.22 ACRE/ 0.5 HECTARE
- 6 N° HOLIDAY LODGES
- SUBSTANTIAL DETACHED 4 BED CHALET BUNGALOW
- 2 BED DETACHED CHALET BUNGALOW
- BALLATER AND ROYAL DEESIDE ATTRACT TOURISTS/VISITORS THROUGHOUT THE YEAR
- ESTABLISHED PROFITABLE TRADING BUSINESS