Key Features
Restored Victorian B&B with 3 guest rooms & owner’s suite
Central Newtonmore location, close to Cairngorms National Park
Profitable year-round business with potential
Outstanding reviews: 5.0 TripAdvisor, 9.7 Booking.com
Three luxury en-suite bedrooms
Exceptional service areas
Guest lounge with multi-fuel stove
High-spec kitchen with top-quality appliances and central island
Gardens, decking, workshop/store, and floodlit parking
Fully equipped with services, Wi-Fi, short-term licence
Highlight
Profitable Victorian B&B in central Newtonmore – 3 luxury en-suite rooms, owners suite, and exceptional guest facilities.
Outstanding TripAdvisor & Booking.com reviews, fully equipped, turnkey business near Cairngorms National Park.
Description
Clune House is a beautifully restored Victorian villa, offering a luxurious three-bedroom bed & breakfast alongside a high-quality, flexible one/two bedroom owner’s residence, thoughtfully arranged over two floors.
Located on Main Street in the popular village of Newtonmore, this elegant 228m² semi-detached property combines timeless Victorian character with modern comfort and style, featuring a distinctly Scottish aesthetic in the bed and breakfast areas.
Renowned for excellent guest reviews, Clune House delivers a premium experience with a varied, chef-prepared breakfast menu, perfectly positioned for visitors exploring the Cairngorms National Park or the many attractions of Newtonmore. It presents an exceptional lifestyle business and inviting home in one.
Trade
Currently trading all year round, Clune House delivers strong profits while operating at a level tailored to the owner, keeping it under the VAT threshold. The property enjoys an impeccable reputation, consistently earning 5.0 (“Excellent”) on TripAdvisor and 9.7 (“Exceptional”) on Booking.com, and presents an exciting opportunity for growth and expansion. Packed lunches are also a popular addition, adding further potential to the business.
Location
Clune House is ideally situated in the popular village of Newtonmore, a gateway to the spectacular Cairngorms National Park. The location offers easy access to a wide range of outdoor activities including hiking, mountain biking, skiing, and wildlife watching, making it a prime destination for tourists year-round. The village benefits from excellent transport links, with the A9 providing swift road access to Inverness, Perth, and beyond, and Newtonmore railway station connecting directly to the Highlands and major Scottish cities, ensuring convenience for both guests and business operations. Local schooling is available at Newtonmore Primary and Kingussie High School.
Accommodation
The Property
Dating from around 1904, Clune House is a charming and deceptively spacious period property that successfully blends traditional character with modern living. Built in stone beneath a pitched slate roof, the house has been thoughtfully extended to the rear, creating flexible and versatile accommodation.
Arranged over two floors and benefitting from double glazing throughout, the property offers generous living space.
To the front, a striking bay window and an attractive slated canopy supported on timber pillars create an inviting first impression.
To the rear, a timber porch provides access to guest accommodation, while a separate entrance leads to the owner’s living quarters, offering excellent flexibility for multi-generational living, guest use or potential income. Two rear extensions enhance the layout: a single-storey ground floor extension and a first floor single-room extension with independent access via an external timber staircase.
Externally, the property features subtle light green painted timber elements that complement the stonework, along with white uPVC windows providing a clean, modern contrast.
Owners Accommodation
The owner’s accommodation is spacious and well-appointed, thoughtfully separated from the guest areas to provide privacy.
Arranged over two floors, the ground floor comprises a sitting room/bedroom and a shower room with WC. The first floor features an L-shaped bedroom with a window and Velux, along with an en-suite shower room with WC, window, and storage.
From the bedroom, there is access to an additional living room which offers generous storage and benefits from a wooden staircase fire escape .
The layout provides considerable flexibility, with potential for alternative uses, reconfiguration, or incorporation into the guest accommodation business.
Owner’s Lounge/Bedroom Ground floor5.4m x 4.2m
Owner’s Shower Room Ground floor1.55m x 1.55m
Owner’s Bedroom First floor 5.4m x 4.2m
Owner’s En-Suite First floor 2.5m x 1.6m
Additional Living Room First floor 2.85m x 2.25m
More details of the owner’s accommodation are available subsequent to viewing.
All dimensions are approximate and should be verified on site. Failure to do so is the responsibility of the buyer.
Terms
Rates / Council Tax
Clune House has a rateable value £7,200 as at April 2023, property reference number 07/06/035401/2 and benefits from 100% discount under the Small Business Bonus Scheme for eligible businesses. The rateable value includes a residential apportionment of £1,950. The owner’s accommodation is separately assessed for Council Tax as Band A, reference 07/06/035400/5.
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 is connected to mains electricity, water, and drainage. Oil-fired central heating serves the majority of the building, with the ground floor private area and store room heated electrically. The property is fully double-glazed and benefits from high-speed Wi-Fi throughout.