Key Features
Licensed guest house with short-term let permissions
Includes modern 1-bedroom self-catering unit
Prominent location, walking distance to town centre
8 high-quality letting rooms plus owners’ accommodation
Located in the heart of the Cairngorms National Park
Immaculately presented, turnkey condition
Strong lifestyle and income opportunity
Highlight
A striking stone-built villa in a prime High Street location within the Cairngorms National Park. Ideally positioned in a busy year-round tourist destination, Willowbank offers strong commercial potential and an excellent lifestyle opportunity.
Description
Willowbank Guest House is an imposing stone-built villa occupying a prominent position on the High Street of Grantown-on-Spey, within the heart of the Cairngorms National Park — a thriving year-round tourist destination. This desirable location offers strong commercial potential, making the property an attractive lifestyle and business investment.
The property comprises a licensed 8-bedroom guest house, complete with private 1-bedroom owners’ accommodation and a separate 1-bedroom self-catering unit ("The Bothy") to the rear. The business is currently operated on a restricted basis to suit the owner's lifestyle and remain below the VAT threshold, offering clear potential for increased turnover.
Originally constructed in 1858, with a near-identical extension added in 1868, the property has undergone sympathetic alterations over the years — including the integration of both buildings, the addition of a charming front conservatory, and the installation of ensuite facilities — all contributing to the property's character and appeal.
Trade
Due to its prominent location and distinctive appearance, Willowbank Guest House is easy to find for both pre-booked guests and passing trade. Currently operating as a successful bed and breakfast, the business generates income from eight well-appointed letting bedrooms, each with private facilities. Two additional bedrooms are presently used for storage and laundry but could potentially be repurposed to expand guest accommodation.
The current owners run the business as a lifestyle operation, intentionally limiting trade to remain below the VAT threshold. Lettings are restricted to the main tourist season, and not all rooms are available throughout this period.
The business is run without employed staff, though agency cleaners are contracted for up to four hours daily. All laundry is rented and cleaned externally.
Operating policies include:
The Bothy is let weekly, though there is scope to introduce shorter stays (3–4 nights)
For the guesthouse, there is a 2-nights minimum stay for all days, removing this restriction closer to the date depending on demand
There is clear potential to increase revenue through extended trading periods, offering evening meals, or making fuller use of all available rooms. The business benefits from a dedicated website and presence on multiple online booking platforms.
The Willowbank Guest House has its own dedicated website at www.willowbankguesthouse.com, where guests can find detailed information and make direct bookings. In addition to its website, the guest house leverages several web-based marketing platforms to enhance its online presence and attract a wider audience. It is listed on TripAdvisor, where it holds an impressive rating of 4.5, and on Booking.com, where it has earned a score of 8.9. These high ratings reflect the consistently positive experiences of guests and the quality of service provided at Willowbank.
Location
Grantown-on-Spey has a variety of facilities for residents and visitors and sits at the convergence of three major tourism trails dedicated to golf, castles and distilleries. It also benefits from nearby activity play areas such as Landmark and Craggan Outdoors Centre with the Highland Wildlife Park also being nearby. With its own excellent 18-hole golf course, Grantown-on-Spey is also near to the famous Boat of Garten Golf Course. The area is renowned for its salmon fishing along the River Spey and the town has a long tradition associated with the sport. In addition, the Cairngorm Mountains offer a range of mountain sports from trekking in the summer to skiing in the height of winter. The fact that the area (Badenoch and Strathspey population is c13,500) caters to an affluent population and enjoys a strong tourism industry means that the new owners would have access to both a local, and seasonal, customer base for their business. The town centre has a host of shops and facilities and there is primary and secondary education within the town. Accommodation
The Property
WILLOWBANK GUEST HOUSE
Constructed from traditional stone under a slate roof, Willowbank Guest House is a substantial and attractive property. A modern white conservatory spans the front, enhancing its clean, welcoming appearance. The accommodation is arranged over three floors and presented in excellent decorative order throughout, reflecting a high standard of ongoing maintenance. Quality fixtures and fittings are included in the sale. Windows are double-glazed on the ground and first floors, with single-glazed units on the top floor, all finished in white. The property is truly walk-in condition, thanks to the current owners careful and consistent upkeep.
THE BOTHY
Tucked away at the rear of the main house, The Bothy is a truly delightful and self-contained retreat, brimming with character and charm. This beautifully presented space opens into a bright and inviting open-plan lounge, kitchen, and dining area — a cosy haven where guests can unwind beside the electric stove or enjoy a quiet meal in the lovingly finished kitchen.
The interiors blend comfort and style, with thoughtful touches throughout. A well-appointed shower room sits just off the lounge, leading to a snug and peaceful double bedroom — the perfect spot to relax after a day exploring the Cairngorms.
Whether used as a charming holiday let, a guest annexe, or even a private owner’s residence, The Bothy offers versatile living with bags of personality. It’s a hidden gem that perfectly complements the warmth and welcome of the wider property.
Owners Accommodation
The owner’s accommodation is a particularly attractive feature of the property, situated privately at the rear and offering both comfort and convenience. It benefits from a secure, separate entrance via the rear parking area, as well as internal access from the guest reception area on the ground floor.
The living space includes a bright and generously sized lounge, alongside a spacious and well-equipped kitchen/diner. To the rear, there is an entrance lobby incorporating a WC and utility area. On the first floor, a well-proportioned double bedroom offers ample storage and an en-suite bathroom.
This delightful and well-maintained accommodation provides a welcoming and private home, ideally suited to owner-occupiers seeking a balanced lifestyle alongside a thriving business.
Terms
Reason For Sale
The vendors have successfully operated Willowbank Guest House for many years. It is their intention to retire that brings this exciting opportunity to the market.
Rates / Council Tax
The business rates for Willowbank Guest House is £17,150, split as £14,000 non-residential apportionment and £3,150 residential, ref No. 07/01/390651/0. The business rates for the Bothy is £1,100, ref No. 07/01/390650/3.
Finance and Legal Services
ASG Commercial Ltd is in touch with a variety of different lenders who can provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction where appropriate. We also have many contacts in the legal profession who can assist in all legal matters arising.
Specification
The property benefits from mains electricity, water and drainage. The guest house has a oil-fired central heating and LPG is used for cooking. The bothy uses electricity for both heating and cooking. Willowbank Guest House is compliant with the fire regulations. Wi-Fi is available throughout the property and is connected to the Openreach comms network within the street.