Offers Over

£725,000 (Freehold)

Duirinish Holiday Lodges

Plockton, IV40 8BE

Exceptional holiday lodge business in a

stunning and tranquil setting between Kyle of

Lochalsh and Plockton

Excellent on-site facilities including

children’s playpark, games room and

laundry

Trading on a seasonal basis (Mid-March to Mid-

November) providing an outstanding lifestyle business

opportunity

Spacious family / owner’s accommodation (Canna lodge) offering 2 bedrooms and a modern

living space

A flexible combination of 9 Scandinavian and Canadian style lodges, appointed to a high standard offering a mix

of 2 and 3-bedroom units

Set in c5 acres of picturesque

surroundings, in an area of unmatched

natural beauty

DESCRIPTION Only by viewing can one appreciate the beauty of the location of this outstanding business. Duirinish Holiday Lodges is an exceptional holiday lodge business, set within a tranquil and idyllic backdrop. The site has 10 well-appointed lodges (1 owners Lodge and 9 letting units) plus excellent supporting facilities, making this a strong and sustainable business opportunity which will be popular amongst discerning buyers. The lodges are presented to a very high standard offering comfortable, spacious and modern facilities, with generous amenity space. Canna Lodge is currently utilised as spacious owners’ accommodation, with the further 9 letting units providing a flexible mix of styles and sizes; 4 being 2-bedroom units and 5 configured to 3-bedroom lodges. The business is supported well by on-site facilities which include a well-equipped laundry, a games room and children’s play park; the latter being hugely popular for guests with young families. The site extends to about 5 acres of peaceful and secluded woodland. Duirinish Holiday Lodges are well signposted and easily accessed via a single tarmac road over its own private bridge, it is clear from viewing that the Duirinish Holiday Lodges have benefited from a schedule of regular refurbishments and a high level of routine maintenance, meaning that this business is in walk-in condition with no significant capital investment required.

LOCATION In a rural setting between the popular settlements of Kyle of Lochalsh and Plockton, the Duirinish Holiday Lodges present a charming and characterful business in a beautiful trading location. The business is suited to take advantage of the many tourists who visit this alluring part of the Highlands. The area is often used as a central vacation base for exploring the wider area and the Isle of Skye granting easy access to a great many centres of tourism. The region’s striking and rugged landscapes, which are some of the most stunning Scotland has to offer, attract outdoor enthusiasts wishing to take advantage of the Cullins on Skye, the Torridon Mountains and the many peaks of Glen Sheil and Kintail. Plockton is a five-minute drive and has regular boat trips to see wildlife and the shores offer excellent launch areas for kayaks etc. The harbour also offers sheltered anchorage for small pleasure crafts. The village of Duirinish is situated close to Kyle of Lochalsh and the Skye Bridge (both approx. 5 miles). Kyle of Lochalsh has a range of shops, catering establishments, facilities for visitors and services for the local population. There is a local primary school and secondary school in Plockton. The area is renowned as a tourist destination and is widely recognised as one of the most attractive holiday venues in the UK. Surrounded by some of the most magnificent scenery found anywhere in the UK and with many magical places to visit, there’s little wonder that outdoor enthusiasts flock to this area from all over the world. There is also diverse wildlife to be readily seen in the area, including wild deer, pine marten, buzzard, porpoise, the elusive otter and even the magnificent golden eagle. Duirinish is only a short drive from Eilean Donan Castle which is one of the most iconic images of Scotland, being recognised all over the world. The area draws in both the outdoor enthusiast and the romantic explorer. Many visitors come to view the extraordinary wildlife, some to trace their ancestors and numerous simply visit to enjoy the beautiful natural scenery. An array of activities including sailing, water sports, coastal cruising and fishing are all available in the region. Field sports and mountain biking are other popular pursuits and swell the number in the area during the busy summer season driving strong hospitality trade for the area.

TRADE Duirinish Holiday Lodges currently trades on a seasonal basis between mid-March and mid-November, closing over the winter months through personal choice. Trade is split about 50/50 between weekly lets and short term lets; the latter being either 3- or 4-night stays. There is certainly scope to trade year-round should new owners so desire. The current trading pattern makes this an attractive opportunity for those seeking a lifestyle business. Visitors wake up to the sounds of the many species of birds and wildlife who make Duirinish their home, noticeable neighbours include pine marten, roe deer and red squirrels. The vendor manages the business alone but with a strong team of staff. The holiday lodges have a high level of occupancy throughout the trading period, generating strong turnover and excellent profitability. The lodges generate strong repeat trade with the majority of visitors either UK or European based. The business has a solid relationship with a Dutch travel agency who send a high numbers of holiday makers throughout the main season. Custom is also generated through bookings on the business own modern website which negates the need for on-line travel agencies. The business features on the Visit Plockton website and has a fantastic reputation online.

REASON FOR SALE The current owner has operated the business since 2003 and has enjoyed nurturing this exceptional and profitable business. It is now her desire to reduce work commitments and retire from the hospitality sector which brings this excellent opportunity to the market.

THE PROPERTY Duirinish Holiday Lodges comprise 10 timber clad lodges / log cabins, all under sheet metal profile roofing. The site is generously spaced, allowing each lodge to benefit from a high degree of privacy. Each lodge has its own BBQ and bench seating area, some of which are provided on a private deck area. The site offers additional guest facilities including laundry, games room and play park. There is ample on-site storage.

LODGES The commercial aspects of the business are currently arranged to 9 attractive letting units which are a mix of Scandinavian and Canadian style lodges. The 2-bedroom and 3-bedroom lodge offerings sleep 4 and 6 guests respectively. All the units are appointed to a very high standard with spacious lounges with comfortable seating, well-appointed kitchenette facilities and charming fixtures and fittings. The lodges are configured as follows: Crowlin Lodge - 2 bedrooms (1 double and 1 twin) with bathroom including walk-in shower and ¾ length bath

Rona Lodge - 3 bedrooms (1 double and 2 twins) with 2 bath / shower rooms

Longay Lodge - 3 bedrooms (1 double, 1 twin and 1 adult sized bunk) with a walk-in shower and a ¾ length bath

Raasay Lodge - 3 bedrooms (1 double, 1 twin and 1 adult sized bunk) with bathroom providing shower over the bath

Scalpay Lodge - 2 bedrooms (1 double and 1 twin) both en-suite; 1 with bath and the other shower room)

Pabay Lodge - 3 bedrooms (1 double, 1 twin room and 1 adult size bunk) with beautifully appointed shower room

Skye Lodge - 3 bedrooms (1 double, 1 twin and 1 adult sized bunk) with shower over the bath

Eigg Lodge - 2 bedrooms (1 double and 1 twin room) with shower over the bath

Rhum Lodge - 2 bedrooms (1 double and 1 twin) with shower over the bath The lodges have electric heaters, TV’s with integrated DVD players and free Wi-Fi. Externally, each lodge has garden furniture, rotary washing lines, a barbeque and ample parking.

Scalpay Lodge Scalpay Lodge Skye Lodge

Scalpay Lodge

Crowlin Lodge

Eigg Lodge

Pabay Lodge

SUPPORT BUILDINGS The business is supported by excellent on-site facilities and outbuildings. Central to the site is a large children’s playpark with a range of play equipment. This area is enclosed by a fence and landscaped to bark chipping; the playpark is a great attraction for the younger patrons and their parents. A conveniently situated lodge is configured to the on-site laundry complete with washing machines and commercial tumble dryers. Within this lodge is also a games room with miniature pool table, DVDs, a range of board games etc. A further large timber clad utility shed is used as a general store.

GROUNDS The holiday lodges are well signposted and easily accessible from the village of Duirinish. The roads within the site are laid to tarmac. Set within a secluded site extending to about 5 acres of tranquil wooded grounds, the business is bordered on two sides by a small burn. Each of the lodges has parking for at least two vehicles, with plentiful recreational space and well-maintained access paths.

OWNERS ACCOMMODATION The owner currently lives and works from Canna Lodge which is ideally situated within the site. This excellent 2-bedroom unit was extended in 2014 and now offers extensive and comfortable accommodation. The 2 bedrooms are both doubles and there is a family bathroom with bath and shower. The other living areas are semi-open plan. The kitchen is fitted with a wide range of appliances and storage units. The spacious dining area can fit a large family table. The lounge has a lovely wood-burning stove and offer spacious comfort with a manager’s office area. Internally Canna Lodge is finished to a high standard. A further attractive feature is the lovely decked seating area which is accessed through patio doors from the lounge.

Owners Accommodation

SERVICES The site benefits from mains water and electricity. Drainage is via 2 sceptic tanks located within the site. The lodges have a mix of panel and electric storage heaters. There is LPG gas in the owner’s accommodation, used for cooking, and to the laundry for the commercial washing machine and commercial tumble dryer. The site has 5 street lights and external lighting for each of the lodges. The lodges are fully double glazed.

ACCOUNTS This business trades to a high level of turnover, generating a strong profitability. Full accounting information will be made available to seriously interested parties subsequent to viewing.

WEBSITE The Duirinish Holiday Lodges benefits from having a modern and functional website (www.duirinishlodges.com) and has a presence on Facebook.

RATES / COUNCIL TAX The rateable value of the business is £17,250 as at April 2017. Benefiting from a 25% discount through the small business bonus scheme leaving a Net liability amount payable of £6,339. Canna Lodge has a council tax banding of ‘A’ for use as a residential unit.

EPC RATING This property has an Energy Performance Rating of ‘tbc’.

PRICE Offers Over £725,000 are invited for the Freehold interest complete with goodwill and trade contents (according to inventory). All furniture within the trading units is included.

TITLE NUMBER Duirinish Holiday Lodges have a title number of ROS1084.

DIRECTIONS Approaching from the south or east towards Kyle of Lochalsh on the A87, pass through the village of Reraig with the Balmacara Hotel on your right. Take the next right turn signposted to Balmacara. Pass through the village of Balmacara and follow the signs for Plockton and Duirinish for around 3 miles. On reaching Duirinish continue straight on, take the right signposted Achmore and one hundred yards down the road you will see the entrance on the right (see location map).

HOTELS

GUESTHOUSES

LICENSED

RETAIL

OFFICES

INDUSTRIAL

UNITS

17 Kenneth

Street

Inverness IV3 5NR

Telephone 01463 714757

www.bedandbreakfastsales.co.uk

FINANCE & LEGAL SERVICES ASG Commercial Ltd is in touch with several lenders who provide specialist finance to the hospitality trade. We will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have access to a large team of legal experts who can act in all legal matters arising.

VIEWING All appointments must be made through the selling agents: ASG Commercial Ltd, 17 Kenneth Street, Inverness, IV3 5NR T: 01463 714757 (5 lines) E: info@asgcommercial.co.uk W: www.asgcommercial.co.uk

OFFERS All offers should be submitted in writing to ASG Commercial Ltd. Purchasers should register their interest if they wish to be advised of a closing date.