* Beautiful guest house located in the heart of Aviemore.
* Excellent roadside trading location within easy walking distance of the vibrant town centre.
* An attractive 13 bedroom guest house with modern and spacious owners’ accommodation.
* Strong profitability.
* Immaculately presented business offering a turn - key operation.
**Description**
The Park Guest House is an immaculate property enjoying a most prominent
location on the main road through Aviemore, just north of the town centre.
Situated in the Cairngorm National Park, it is ideally positioned to
capitalise on this lucrative tourist attraction. The subjects comprise of a
stunning 13 - bedroom guest house together with high quality separate owner’s
accommodation (one bedroom) with a spare owner’s suite.
The property originally dates from the early part of last century. Since then,
there have been a number of carefully configured extensions and adjustments,
culminating in a building which is ideally suited for its current purpose. The
Park Guest House is a charming property with spacious public rooms and high -
quality owners living space. It has recently benefitted from a wide range of
upgrades which brings the business to the market in immaculate walk - in
condition.
**Reason for sale**
The vendors purchased The Park Guest House in 2016 in a poor condition. Since
then, they have heavily invested in the property to bring it to the market in
its current excellent condition. It is their intention to retire that brings
this high - quality business to the market.
**Trade**
Such is the prominent site and stature of the building that it is an easy - to -
locate premises for both those who have booked via the internet and for the
casual passer - by seeking accommodation. This very profitable business is
currently operated on a purely bed and breakfast basis. There is therefore
scope to drive income further, should new owners be motivated, for example, by
providing dinner and / or lunch.
The current owners operate well above the VAT threshold. Guests can find the
business through a number of on - line booking agencies or via it’s own website.
It has an enviable reputation, achieving 8. 9 on and 4. 5 on TripAdvisor.
**Location**
Aviemore is a thriving community and a destination location for many visitors.
It is also a highly sought - after residential area with some of the most
stunning scenery on offer across the UK. The Park Guest House is conveniently
situated within the heart of the town providing ease of access to the
excellent range of nearby shops, quality restaurants etc. There is both highly
regarded primary and secondary schooling within the community. A new
substantial community hospital has recently been opened within Aviemore.
Centrally located within the Cairngorm National Park, Aviemore is well served
with many facilities, services and attractions for visitors. The town has
excellent communication facilities with a main - line railway station, regular
bus routes and is set adjacent to the A9 arterial route between Perth and
Inverness. There is also a local steam railway which draws significant numbers
of visitors to the area.
Aviemore is considered an ideal central base for exploring the wider area
including its superb and towering landscapes of the Cairngorm and Monadhliath
Mountain ranges. The Cairngorm Mountain range makes Aviemore the Premier
Mountain and Ski Resort in Scotland. Outdoor activities are many and varied to
include hill walking and water sports in the summer months and the area
benefits from ski provision, and snow and ice climbing during the winter.
The area surrounding Aviemore is renowned for its idyllic scenery, mystic
lochs, vast glens and open spaces which combine to make it highly popular with
those seeking a variety of holiday options in the Scottish Highlands. The town
is also a highly popular residential town as well as a very attractive tourist
destination with some of the most wide - ranging facilities within the
Highlands. Aviemore benefits from year - round trading due to the amenities and
facilities supporting both the winter and summer recreational activities and
past times.
**The park guest house**
Of traditional construction, The Park Guest House is a well maintained
substantial property, stone built under a pitched slate roof. The original
building was considerably smaller, being extended at both ends and then again
behind the south end over the years. The original building stone is finished
with delightful quoin detailing and attractive dormers set into the roof. The
extensions to the building are rendered and are freshly painted a tasteful off
white. In the summer months the current owners have hanging baskets and
planters located around the main entrance. The overall effect is fresh, clean
and inviting. The property has accommodation on two floors. The property is in
lovely decorative order and offers high quality fixtures and fittings as part
of the sale. Recent refurbishment means this property is truly in walk - in
condition.
**Public areas**
The main guest entrance to the property is via a deck area set with picnic
tables. There is an accessible access platform lift to one side of this
allowing less able guests to easily access the premises. This feature was
regularly used when the restaurant operated in the past. From the deck, access
to the property is through a set of glass panelled wooden doors into a
spacious lobby and onto the reception area. From the lobby guests can enter
the well - appointed breakfast room on the left and to the right they have
access to well - presented spacious bedrooms on the first floor. On cooler days
the 28 seated breakfast room has the lovely feature of a wood burning stove
providing a warm cosy atmosphere. At the top of the stair there is an open
lobby with corridors leading in two directions to serve the bedrooms. The 13
bedrooms are configured as follows:
_First Floor_
Room 2 - Standard room with twin beds and bath with shower over ensuite
Room 3 - Family rooms with 1 king sized bedroom & a twin bedded room and each
with shower ensuite
Room 4 - Superior room with seating area, king sized bed and bath with shower
over ensuite
Room 5 - Superior room with seating area, king sized bed and shower ensuite
Room 6 - Economy room with king sized bed and shower ensuite
Room 7 - Superior room with seating area, twin beds and shower ensuite
Room 8 - Standard room with twin beds and shower ensuite
Room 9 - Standard room with king sized bed and shower ensuite
Room 10 - Economy room with twin / double beds and shower ensuite
Room 11 - Economy room with twin / double beds and shower ensuite
Room 12 - Economy room with twin / double beds and shower ensuite
Room 14 - Economy room with twin / double beds and shower ensuite
**independent bedroom**
To the north of the main building there is an independent ensuite bedroom
which can only be accessed directly from the car park. This is a standard room
with twin beds and ensuite bath with shower over. This room is traded as Room
1.
Rooms have modern fixtures and fittings and are tastefully decorated. In - room
facilities include flat - screen TV, hair drier, usb charging, coffee and tea
making facilities.
**Owners accomodation**
The owner’s accommodation is a great feature of this property and can be
accessed through its own separate entrance via the garden to the rear of the
property. Or, through a secure door from the breakfast room. This is a large
comfortable area, measuring around 9. 4m x 7. 9. Around half of this is set as a
lounge around the wood burning stove. The other half is set as a kitchen and
dining space. This attractive area offers scale, space and comfort to
residents. Adjacent to the living space is a king sized bedroom with a
stunning tiled ensuite wet room. From the kitchen part of the living area
there is a pantry. Between the living space and the guest breakfast room there
is a lobby and toilet for public use.
On the ground floor, to the front of the building, there is a tasteful suite
of rooms which are not currently let. These comprise a roomy lounge, shower
room and king sized bedroom. The current owners use this suite for visiting
family and friends.
**Service areas**
The property benefits from being equipped with a full commercial kitchen. This
is located behind reception and is adjacent to the breakfast area. It has a
large pass which facilitates an efficient breakfast service. Historically the
kitchen was used to provide food to the restaurant over and above the normal
guest house breakfast offering. The set up means that should new owners
desire, it should be straightforward to extend the food offering. Other
service areas are located adjacent to the kitchen, such as laundry, staff
welfare, and more than adequate other stores.
**Grounds**
The Park Guest House sits on a spacious plot of around 0. 6 acres. The outside
space is a true benefit of this property – beautifully laid out with a
tranquil relaxed feel. The rear of the plot is around 0. 25 acres, allowing
considerable space to further develop the business or build staff or owner’s
accommodation. The front of the property is set to parking with lovely mature
shrubs along the wall behind the pavement. There is further parking to the
rear of the property and a private garden behind a 6’ timber fence providing a
good level of privacy. The parking is finished with stone chips and the well
maintained private gardens are laid mostly to grass, trees and shrubs. The
rear and northern boundary are lined with mature trees, adding to the level of
privacy. The owners have erected a hard skinned poly tunnel within which they
grow fresh produce for the business. A small wood - store is situated to the
side of the garden close to house which is used to store the gardening
equipment. There are a number of delightful seating areas, one being the
decked area just outside the owner’s accommodation.
**Services**
The property benefits from mains electricity, water and drainage. There is
oil - fired central heating and lpg is used for cooking. The Park Guest House is
compliant with the gas, electrical and fire regulations. Wi - Fi is available
throughout the property.
**Development potential**
The following list highlights some potential development opportunities which
new owners may wish to consider. The list is not comprehensive, but indicates
some potential areas for development.
• Develop an area of the grounds to the rear of the property to provide staff
or owners accommodation with the statutory approvals.
• The current owner’s accommodation could possibly be considered for self -
catering.
• Re - introduce the restaurant service for dinner and/or lunch.
• The ground floor suite could be considered for short - term letting.

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