Tigh-Na-Cheo Garbhein Road, Kinlochleven, Argyll and Bute, PH50 4SE

Tigh na Cheo is an immaculate 4 star accredited 9 bedroom Guesthouse, situated off the main road from Glencoe to Kinlochleven. It is located less than 5 minutes’ walk from the penultimate stop on the West Highland Way, and is without doubt one of the pre-eminent accommodations available in the village. Given its proximity to Glencoe and Fort William the business attracts tourists, walkers, mountaineers, mountain bikers and cyclists, and boasts occupancy rates of up to 100% in peak months. It is ideally located for guests to explore the many unique attractions of Kinlochleven including the Ice Factor (the world’s largest indoor ice climbing facility), the Loch Leven Seafood Café, the Mamore mountains and surrounding munros, the wondrous beauty of Glencoe, and the numerous amenities in Fort William, including the Jacobite steam train and the pursuits associated with the Outdoor Capital of the UK.

This is an individual and striking large property sitting on 0.65 of an acre, with a commanding position overlooking stunning hill and river views. Beautifully presented throughout, the subjects of sale have been maintained to a very high standard by the current owners, and as such offer a ready-made business. Immaculately presented over three floors the property is presented with excellent attention to detail, and stylish décor. On approach to the property there is designated

guest parking, accommodating numerous vehicles. Off the welcoming hallway you will find the dining room and the guest lounge, the latter with cosy open fire and stunning mountain views. Also on this floor is the very large, fully equipped commercial kitchen, off which you will find a small office and sizable laundry room, again fully kitted out with two washing machines and dryers. There is a handy ‘staff’ cloakroom, and the disabled bedroom with separate entrance is found on this floor.

It has nine guest bedrooms in total, all en-suite with baths and showers. The rooms are all tailored to the needs of their guests, with baths in all but one room (perfect for weary walkers). Journey upstairs where you will find eight of those bedrooms, seven of which are double in size and configured in various ways and one of which is single and all with modern, stylish en-suite bathrooms.

Externally there are front and side gardens with lawn, flowering shrubs and mountain and river views, and a sheltered small back garden. There is a decked area for guests to front elevation, perfect for enjoying a cool drink on a warm summer’s day.

The Chalet

On the grounds of the property is a chalet, currently used as storage, with full planning permission granted for development. The plan is to create an open plan lounge/kitchen with 2/3 bedrooms, shower room and separate WC. Development of this asset would allow the new owner to take advantage of the all year round self-catering opportunity that the area offers.

Private Accommodation

This business offers the benefit of running the guest house separately from the private quarters, which is integral to the property, located on the top floor. The accommodation comprises of a modern open plan living and kitchen space, with a lovely wood burner. There are three bedrooms, all of which are double in size, with an en-suite shower room off the master bedroom. There is a family bathroom, with bath. This accommodation also offers many storage options and there is also a private garden space for the use of the owners.

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Business Information

Tigh-Na-Cheo Garbhein Road was purchased four years ago by its current owners and since then they have concentrated their efforts in opening up the potential and have more than doubled the original turnover, operating only seven months of the year, with regular 100% occupancy and advance bookings for 2015 of £70000 already. They have realised that the next natural step for Tigh-Na-Cheo is for it to be developed into an all year round Hotel.

The property is being sold as the current owners wish to retire. Business can be maintained at the existing level as a lifestyle choice or taken to the next level of making it the leading hotel in the village. They currently have an outstanding reputation with on-going repeat and referral business. This property is being moved on primarily due to the current turnover figures rising out-with a lifestyle business and requires the next level of operator to push the Guesthouse towards becoming a Hotel.

Tenure-Freehold

Services, gas mains, water and sewage all mains connected. Accounts : will be made available following a formal viewing or note of interest by your solicitor.

The business currently enjoys 100% relief from business rates. The private quarters are in Band A for Council Tax.

The development of the chalet has been mentioned previously which will bring year round lettings. With the commercial kitchen, there is great potential with offering evening meals as many guests ask for them after spending a long day walking. Combine this with a drinks licence, opening longer, chalet development and the income from this business would probably reach and exceed 200K.

All contents of the guest house are included in the sale, with the exception of the large TV. All contents of the private accommodation, excluding the 2 piece suite in the living room, the king size bed and one of the single beds. The property benefits from newly installed double glazing throughout (with the exception of the dining room and kitchen) and has gas central heating. Adjacent to the chalet is a garden store and workshop.