* An outstanding example of a substantial and excellently presented licensed guest house with elevated views across open Perthshire countryside.
* Uncomplicated “home and income” lifestyle business opportunity, operating 9 months a year, with income just under the VAT threshold and strong profitability, in a flexible property.
* Prominent trading location, in the heart of Perthshire on a popular route between Pitlochry and Loch Tay, with great access to a wide range of facilities and amenities.
* Includes 5 attractive & spacious en - suite letting bedrooms and stylish public rooms plus excellent service areas.
* Outstanding and spacious owners accommodation contained on one level with 2 double bedrooms, living room, family bathroom and private kitchen.
**Description**
Cuil an Daraich Guest House is a most attractive property enjoying an elevated
position with delightful views across rural Perthshire countryside. The
building has a strong history, initially being built as a poor house in 1864
and was subsequently developed into a guest house at one end with residential
apartments at the other. This listed property is located in a much sought
after area, set 5 miles from Pitlochry and a short drive from the arterial A9.
This is truly a must - see proposition for anyone wishing to own a prestigious
business with outstanding views and presents new owners with an exciting
lifestyle venture. The vendors take great pride in presenting their unique and
charming property to guests, ensuring they receive a particularly warm and
friendly welcome. The vendors have significantly upgraded and improved the
property over many years to present a creditable standard of accommodation,
providing a walk - in business opportunity. The level of amenity space both
internally and in the available external aspects has been maximised. The 5 en -
suite letting bedrooms and are presented to a high standard and many rooms are
sufficiently spacious providing further development potential. There is also
an additional en - suite bedroom which can be utilised as an office, bedroom for
staff or let out on a long term basis The owners accommodation within this
property is spacious and provides a flexible home. The layout of the property
would allow for one of the letting rooms to be used by new owners, should more
family space be required.
**Reason for sale**
The present owners bought Cuil an Daraich in May 2005 and have enjoyed a
rewarding and successful lifestyle to date. They have developed their business
in both trade and infrastructure. Their attention to detail in each and every
aspect of the business operation has reaped rewards. Due to a desire to retire
from the hospitality sector for family reasons, this superb business and
excellent home and income opportunity is presented to the market.
**Trade**
Trading from a most prominent location, this very profitable business operates
on a 9 monthly basis as a quality licensed guest house. Cuil - an - Daraich offers
an enviable level of service and facilities as noted on a number of the review
sites. The current owners have chosen to operate just under the VAT threshold.
Cuil an Daraich has established itself as a popular guest house resulting in a
constant stream of regular trade with many repeat visitors who have used the
services of this excellent business over many years. The present operators
have worked tirelessly to build a strong reputation. The property has 5
excellent letting bedrooms, plus an additional en - suite bedroom currently let
on a long term basis. The guest house rooms drive trade from the many holiday
makers who visit Perthshire and the surrounding areas. Tourism, a key driver
of trade, includes the many guests who play golf, fish, undertake walking and
climbing holidays or partake in a more sedate excursion of the Highlands
taking in the many sites and historical features.
The owners utilise commission - based portal websites and other marketing
websites such as VisitScotland. The business operates just below the VAT
threshold and provides a good level of profitability. However, there remains
scope for new owners to develop trade further should they so desire by opening
throughout the year or offering evening meals. The location and stature of the
building is such that it is easy to locate for those who have booked via the
internet and for the casual passer - by seeking accommodation. The business is
well - signposted and is supported by a well - structured website (). Forward
bookings are looking very positive. Cuil an Daraich benefits from an excellent
interactive website which uses the Eviivo booking platform.
**Location**
Cuil an Daraich is set on the outskirts of the charming village of Logierait
in the heart of Perthshire, 1 mile off the Ballinluig junction on the A9 and
less than 10 minutes from Pitlochry. Pitlochry is set within rural Perthshire
and remains one of Scotlands most popular holiday destinations catering for
year - round tourists and visitors. The region is world - renown for its access to
outdoor activities, from hill walking and mountaineering to suit all
capabilities, mountain biking trails, white water rafting and kayaking etc.
Logierait is surrounded by spectacular scenery and is an ideal base for
touring throughout the region to include Edinburgh and Glasgow, around 80
minutes away, St Andrews, Loch Ness, Inverness, Braemar, Royal Deeside as well
as further afield. Whether golf, castles, whisky trails, wildlife, fishing or
just stunning scenery is the penchant for the visitor, Logierait is a superb
base from where it is all accessible within a day trip.
The town of Pitlochry (10 - minute drive) is a thriving community benefitting
from a host of retail outlets and recreational / tourist attractions.
Pitlochry Festival Theatre (pft) offers a varied and exciting variety of
events all year round drawing in many visitors to the area. Logierait has
access to a regular bus service and Pitlochry is served by a main line railway
station providing easy access to Inverness to the north and Perth, Glasgow and
Edinburgh to the south. There is primary schooling available at Logierait
Primary in Ballinluig (a very short drive), and nursery to S6 schooling at
Breadlabane Academy in Aberfeldy (20 minute drive). Pitlochry provides
education from nursery right through to 4th year of high school.
**The property**
Of traditional construction, built in 1864, Cuil an Daraich Guest House forms
one end of a larger building, the remainder being residential apartments, with
a lovely community feel. This substantial stone - built property is set under a
pitched slate roof. The property is deceptively spacious with accommodation
being laid out across three floors. The guest house has been extensively and
sensitively modernised by the present owners. The building is arranged in a
flexible manner meaning new owners could consider adjustments in the trading
model to increase their income should they desire.
**Accommodation**
The main entry to the property is from the rear aspects via stone steps
leading to a substantial solid outer door which leads into a spacious
reception hallway. This entrance is on the mid - floor (first floor) and is laid
to tartan carpet, with stairs providing access to the ground floor and up to
the second floor. The reception hallway offers character and charm, traits
well reflected throughout the property. On this mid - floor are 3 letting
bedrooms with a further room currently being used as a long term let.
To the lower level (ground floor) is the bright and commodious guest dining
room which is set to 5 tables. The dining room is fully glazed on three sides
and presents a delightful dining experience. In addition, there is a
beautifully appointed guest lounge area. The dining room is bright and
spacious, providing views across the countryside and down to the river Tay. On
this level and off the dining room / guest lounge is a fully fitted kitchen
which provides excellent work areas and could be used to provide evening meals
for guests. Off the kitchen is a hall leading to staff WC and store room.
Also, on the ground floor is a letting bedroom for less able guests which can
be accessed directly from the dedicated parking bay. The second floor is where
the spacious owners accommodation is set plus the further letting room.
Throughout there is ample storage, a laundry area and an office.
**Letting bedrooms**
In total the guest house has 5 spacious superior bedrooms which all benefit
from modern en - suite facilities. Each room has comfortable seating and is
equipped with tea & coffee making facilities, television, hairdryer, etc. All
rooms are presented to an exceptionally high standard with three of the
letting rooms benefiting from tremendous views. The bedrooms are configured as
follows:
Peach Room - Ground floor; Twin en - suite with fully compliant disabled shower
room
Blue Room - First floor; Twin with en - suite shower room
Green Room - First floor; King size double with en - suite bathroom
Tartan Room - First floor; Family room with en - suite bathroom
Purple Room - Second floor; Family room with en - suite bathroom with four
poster bed
Additional room; First Floor; Double en - suite with shower room (currently the
long term let)
**owners accommodation**
The owners retain a suite of private rooms on the second floor to include 2
double bedrooms and a family bathroom. The bathroom has a bath with shower
over plus a W. C. And wash hand basin. There is also a private kitchen with a
range of modern fitted wall and floor units, providing ample space for family
use. There is a range of fitted appliances and a fitted electric hob and oven.
Vendors also benefit from a large lounge with triple aspect views.
**Grounds**
With good signage, Cuil an Daraich is a substantial property benefitting from
a prominent location in an edge - of - village setting. The business offers easy
access with a gravel carpark to the rear for 8 cars (one being allocated for
disabled use). A garden area to the front of the property offers amenity space
for guest and owners and is set to outdoor furniture. The garden is laid
mainly to lawn with shrubs being designed for ease of maintenance. There is a
shed providing a good level of storage for bikes etc.
**Services**
The property benefits from mains electricity and water. Drainage is a private
shared system. Central heating and hot water are all electric with a modern
boiler and wall units. The guest house complies with environmental health
requirements and has a fire alarm system. The property has Wi - Fi throughout.
**Potential business options**
The flexibility of the property and the current level of trading means that
this business offers opportunities which would enable new owners to tailor the
business to their personal requirements - whether that was to create more
family space or increase turnover levels should they desire.
The 2 - bedroom owners accommodation could be extended to include the letting
bedroom on the top floor should more family space be required.
The Additional Room (currently long term let) could be utilised as an office
or reception.
Evening meals and/or a bar could be offered to residents.
The business could trade throughout the whole year.

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