improved in 2003 to include the addition of a striking first floor Conservatory style Sitting Room with panoramic views of the surrounding area towards Loch Ness. The Kitchen/Breakfast Room is well equipped to meet the needs of a bed and breakfast operation. A former outbuilding was converted by the present owners in 2003 to create 3 self contained Studio Apartments over 2 floors and are let both to self catering guests and also as bed and breakfast accommodation with breakfast served in the Guest Dining Room located in the main house.
This pattern has proved a very effective business model since trading commenced in 2004 and occupancy levels have been consistently high. Lann Dearg Studios is situated on the Great Glen Way long distance trail providing a source of business from walkers. Marketing is via Visit Scotland and other channels plus own web site – with online booking facilities. A consistent 5 star rating on TripAdvisor has been maintained. The business is offered by the present owners who are retiring, as a going concern with forward bookings and all furniture and equipment present in the Studios. Lann Dearg Studios has a 4 star Visit Scotland QA Award for both Self Catering and B&B.
Location
Lann Dearg is situated in a quiet village location off the main road in a slightly elevated position with views across Glenmoriston. The grounds surrounded by croft land and mature woods extend to approximately 0.5 acre and the property offers a rare opportunity to anyone looking to acquire an established lifestyle holiday letting business including 4 bedroom family home.
The region of Inverness-shire is famous for its association with Loch Ness and Urquhart Castle and is a well known tourist destination. However, a short distance away from the popular centres, the beautiful countryside remains unspoilt and tranquil, providing a haven for wildlife and excellent rural sporting opportunities. The village of Invermoriston has a local shop and Hotel. There are active community activities in the modern village hall. Fort Augustus (about 6 miles) has good local shops and other facilities including a surgery, primary and secondary schools and a variety of restaurants. Inverness, the Capital of the Highlands, is about 28 miles away and offers all the facilities of a major regional centre. These include a modern shopping centre, cinemas, theatre, hotels, restaurants, hospital and a mainline railway station. Inverness airport (about 36 miles) has a variety of services to the south and Europe.
Accommodation
The property is approached from a minor public road by a gravel driveway leading to the house.
Entrance Porch
1.55m x 0.92m
Front door. Tiled floor. Walk-in cloaks/store cupboard. Inner glass panelled door leading to:
Hall
Staircase to first floor. Linen cupboard. Coving. Hatch to floored loft with ample storage space via a loft ladder. Thermostats for ground floor heating and bathroom undertile heating.
Dining Room
5.33m x 4.43m N & W
Double aspect room with views to the wooded hillside across the Glen. Fireplace with brick surround and tiled hearth. Coving. Radiator.
Kitchen/Breakfast Room
4.80m x 3.89m S
Good range of fitted oak floor and wall units. 1½ bowl sink with single drainer. Bosch multifunction electric ovens. Four ring ceramic hob with extractor hood over. Peninsular units incorporating breakfast bar and second AEG oven. Plumbing for dishwasher and washing machine. Built in full height fridge. Pergo laminate tiled floor. Radiator. Larder cupboard. Satellite TV cable. Glass panelled door to:
Utility Room
2.97m x 1.48m W
Back door. Laminate floor. Plumbing for washing machine. Work surface and wall unit. Grant condensing Oil fired boiler for central heating and hot water. Door to:
Cloakroom
1.47m x 1.07m W
Pedestal basin. WC. Radiator. Laminate flooring.
Bedroom 1
3.89m x 2.87m N
Views to front. Double wardrobe with mirrored sliding doors. Radiator.
Bedroom 2
3.46m x 2.95m S
Double wardrobe with mirrored sliding doors. Radiator. Thermostat for Shower Room undertile heating. Door to:
En Suite Shower Room
1.82m x 1.49m S
Shower cubicle with mains power shower. Pedestal basin. Electric undertile heating. Shaver point. Wall light. WC. Radiator. Tiled floor and walls. Extractor fan.
Bedroom 3
2.95m x 2.48m S
Double wardrobe with mirrored sliding doors. Radiator.
Bedroom 4 used as office
2.87m x 2.76m N
Views to front. Recessed desk and shelving. Wall lights. Radiator. Telephone and broadband point.
Family Bathroom
2.95m x 2.24m S
Shower cubicle. Pedestal basin with mirror over. WC. Offset corner bath. Downlights. Extractor fan. Electric undertile heating. Shaver point. Tiled floor. Ladder style heated towel rail.
First Floor
Sitting Room
6.17m x 4.70m max S, E & N
Conservatory style triple aspect room with roof windows to front and rear and large feature “glass wall” window to side. Feature room with large ceiling timbers and cathedral ceiling. Clearview Pioneer 400 wood burning stove. Two radiators. Laminated wood floor. Thermostat controlling radiators. Satellite TV cable.
Garage
7.09m x 4.85m max
Double doors. Back door. Electric power points and lighting.
Lann Dearg Studios
Ground Floor
Apartment One
Sitting/Bedroom
5.05m x 3.82m max N
Coving. Radiator. Programmable thermostat controlling radiators. Wardrobe. Dressing Table/Desk unit. TV point.
Kitchen
2.82m x 2.48m N & W
Floor and wall units. Stainless steel sink with single drainer and mixer taps. Two ring electric hob. Oven. Built in fridge. Microwave. Extractor fan. Tiled floor. Breakfast bar. Two windows. Radiator. Entrance door.
Shower Room
2.48m x 2.02m W
Walk in shower with mains pressure mixer with glass block screen. WC. Pedestal Basin. Radiator. Tiled floor and walls. Extractor fan.
Apartment Two
Sitting Bedroom
5.68m x 3.68m S
Coving. Radiator. Programmable thermostat controlling radiators. Wardrobe. Dressing Table/Desk unit. TV point.
Kitchen
2.92m x 2.48m W
Floor and wall units. Stainless steel sink with single drainer and mixer taps. Two ring electric hob. Oven. Built in fridge. Microwave. Extractor fan. Tiled floor. Breakfast bar. Two windows. Radiator. Entrance door.
Shower Room
2.48m x 2.46m W
Walk in shower with mains pressure mixer with glass block screen. WC. Pedestal Basin. Radiator. Tiled floor and walls. Extractor fan.
Apartment Three on First Floor
Accessed via exterior stairs.
Sitting Bedroom
8.00m x 3.96m N
Picture window with panoramic views across Glenmoriston and to the hills beyond Loch Ness. Radiator. Programmable thermostat controlling radiators. Coombed ceiling. Wardrobe and Dressing Table unit. TV point.
Kitchen
2.53m x 1.88m W
Floor and wall units. Single drainer stainless steel sink with mixer taps. Four ring electric hob. Oven. Fridge. Tiled floor. Partly coombed ceiling. Extractor fan. Radiator. Velux window.
Shower Room
2.11m x 1.88m W
Shower cubicle. Pedestal basin. WC. Radiator. Extractor fan. Tiled floor and walls. Partly coombed ceiling.
Grounds
A gravel drive leads from the public road to the front of Lann Dearg. Guest parking area and further space for several cars. The garden is mainly laid to lawn with some well stocked flower beds and a backdrop of mature trees outwith the boundary. A gravelled patio area lies to the south east of the house together with a Wood Shed (3.68m x 3.02m) of block construction with a corrugated roof. The oil tank is to the rear of the house and there is a separate external oil fired boiler for the Studios central heating and hot water.
SERVICES
Electricity - mains
Water - mains
Drainage - private
Heating/
Hot water - oil fired (separate boilers for the house and Studios)
EPC rating – D
Terms
COUNCIL TAX/BUSINESS RATES
Lann Dearg Council Tax Band E
Lann Dearg Studios has a Rateable Value of £2,200 (currently with full small business rebate)
VIEWING
Viewing is by prior appointment only through the Selling Agents, CKD Galbraith.
Specification
• Well presented house with feature first floor Sitting Room.
• Quiet village location off main road with views across Glenmoriston.
• Established lifestyle holiday letting business with high occupancy offered as going concern.
• Excellent tourist location close to Loch Ness and adjacent to Great Glen Way.