£185,000 tombeck bed & breakfast / holiday home (freehold ... · dishwasher. there are two...
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Offers Over
£185,000 (Freehold)
Tombeck Bed & Breakfast / Holiday Home
Tomintoul, Moray, AB37 9HW
Attractive and modern small bed and breakfast / holiday home
presenting an ideal lifestyle business located in the heart of the
Cairngorms
Set within an area ideally suited to those who enjoy outdoor pursuits
within the popular village of Tomintoul
Lifestyle business providing a modest income, trading year-round currently on
a bed and breakfast or self- catering basis; potential to be traded totally as a
holiday let
4 comfortable bedrooms (2 en-suite) with spacious and attractive public
areas
Pleasant garden with off-road parking and close to amenities
DESCRIPTION Tombeck Bed and Breakfast is an attractive and modern
detached villa built to a high specification in 2008. The
business is in an attractive trading location close to the village
square and immediately adjacent to services, shops etc. This
charming and easy-to-operate business offers a pleasant
lifestyle trading opportunity plus a lovely home. The house
presents excellent facilities with plentiful living space in true
walk-in condition. The property is well-designed as a small
bed and breakfast with 4 bedrooms in total, the layout of
accommodation permits flexible use of letting rooms. The
bedrooms are configured as two en-suite and a suite of 2
bedrooms sharing a private bathroom; all rooms are doubles,
twins or family rooms. There is a spacious dining room /
family area / kitchen with modern units. In addition there is a
large lounge with fire place. The property is presented in
excellent condition.
TRADING ASPECTS The business operates on a mainly bed and breakfast basis with
much of the bookings being generated by use of web-
marketing. The business has an annual turnover of around
£20,000 but there is most certainly scope to increase this
further should new owners so desire. Trading year-round, with
the introduction of a business website and greater use of portal
websites, income could increase further. The vendor owns
another business locally and is looking to sell off his assets to
allow him to relocate for family reasons. He currently uses staff
to maintain the rooms etc. but new owners could easily
undertake all trading functions required. From time to time the
whole house is let as a holiday home and should new owners
wish to adopt this trading model, the business could generate
a sound level of income.
REASON FOR SALE The vendor purchased the property in 2008 and it is a change of
family circumstance as well as a desire to relocate that now
brings this attractive lifestyle business to the market.
LOCATION The business is ideally situated to take full advantage of the
many tourists and visitors to the region. Tomintoul is 14 miles
from Grantown-on-Spey, 20 miles from Ballater and 30 miles
from the Cairngorm Ski Centre, well suited to benefit from the
trade passing between these key tourist hotspots. The property
sits within the Cairngorm National Park and benefits from
ski provision at the Lecht just 5 miles away, plus snow and ice
climbing in the winter. The area offers excellent sporting and
leisure facilities including salmon and trout fishing on nearby
River Avon. More sedate outdoor pursuits such as bird watching
and fishing also draw a great many visitors to the area who take
advantage of the abundance of wildlife in the region. The area
is also famous for its castles and distilleries which appeal to the
more pedestrian tourist who can continue their odyssey of both
the Highland and Grampian regions. The wider region is also
renowned for its whisky production and sits on the whisky trail.
Downhill Mountain Bike trails have just been opened on the
outskirts of the village while the immediate village is well served
with facilities and services for both locals and visitors alike. The
village provides comprehensive amenities with a wide range of
shops, library, health centre and primary school.
THE PROPERTY Tombeck Bed and Breakfast is of modern construction with
pitched slate roof, set over 1½ floors. The property has a
partially elevated position and has some views across to the
hills. Parking is situated to the rear and is accessed via a shared
driveway. The property benefits from triple glazing and oil fired
central heating.
PUBLIC AREAS Entry to the building is via the timber and glass paneled front
door which leads into a vestibule. An inner door leads to the
hallway with stairs to the first floor. Off the hallway are doors
leading to the ground floor en-suite double bedroom, the
lounge and at the far end the kitchen / family / dining room. To
the right of the reception hallway is the spacious and attractively
decorated guest lounge which is set to soft furnishings and a TV.
An attractive feature is the open fireplace which could be
fitted with a wood-burning stove. Double doors from the lounge
lead to the dining area off the kitchen. The open plan kitchen /
family / dining room is also set with sofas and a dining
table
/ chairs. The kitchen is fitted with modern and comprehensive
units (both floor and wall mounted). It is well-appointed with a 1
½ bowl sink with mixer tap and drainer, an inset Diplomat
ceramic hob with extractor hood, Diplomat double oven and
dishwasher. There are two sets of patio doors leading to a patio
and the rear of the subjects. Off the kitchen a door leads to
the utility room with washing machine etc. and the water boiler.
A door leads to the side of the house. The attic is fully floored
and may present some development options subject to planning
consents.
Tombeck Bed and Breakfast has 4 bedrooms; 3 situated on the
first floor with one room on the ground floor; the latter being
ideal for less able guests. All rooms are pleasantly decorated,
attractively furnished with hospitality trays, hair dryers, and TVs.
Rooms are configured to:
Ground Floor
Bedroom 4 – A bright spacious double bedroom with window to
the front of the property with en-suite shower room comprising of
3-piece suite including W.C., wash hand basin and corner
shower cubicle with electric Mira Sport shower.
First Floor
Bedroom 1 – A large triple bedroom with en-suite bathroom
comprising of 3-piece suite including W.C., wash hand basin and
bath with mains shower over.
Bedroom 2 – A spacious double bedroom with window to the
front of the property.
Bedroom 3 – A bright double bedroom with Velux window to the
rear of the property.
Shared Bathroom – Rooms 2 and 3 share a bathroom suite
comprising W.C., wash hand basin, bath and separate shower
cubicle with mains shower.
All en-suites and bathrooms have tiled walls, chrome heated
towel rails, ceiling lights, vinyl flooring coverings and extractor fans.
OWNER’S ACCOMMODATION New owners who wish is live within the property have a flexible
options regarding the bedrooms they wish to utilise.
GROUNDS The front and rear of the house is mainly laid to lawn with a
picnic table. At the rear of the house is a ramp giving access for
less able guests and leads to the patio area. Parking is available
to the rear of the property. Within the garden is a small shed
and a drying area.
SERVICES The subjects benefit from mains electricity, water and drainage. The
property has oil fired central heating. The building is triple glazed
throughout. Wi-Fi is available throughout.
ACCOUNTS Income information will be made available to interested parties
post viewing.
WEBSITE The business does not have its own website but utilises
a number of portal / booking websites.
PRICE Offers Over £185,000 are invited for the heritable
property complete with goodwill and trade contents
(according to inventory).
EPC RATING The property has an EPC banding of ‘C’.
HOME REPORT A home report is available upon request from ASG
Commercial.
PLANS / ROOM SIZES House plans and rooms sizes are available upon
request from the agent.
DIRECTIONS Tombeck Bed and Breakfast is located on Cults Drive
in the Village of Tomintoul as per map insert.
COUNCIL TAX The council tax band is D.
FINANCE & LEGAL SERVICES ASG Commercial is in touch with several lenders
who provide specialist finance to the hospitality
trade. Paul Hart (Director Commercial Sales) 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 to view must be made through the
vendors selling agents:
ASG Commercial Ltd, 17 Kenneth Street, Inverness,
IV3 5NR
Tel: 01463 714757 Mob: 07799 896931 (Paul Hart)
07557 785879 (Jackie MacGregor)
E: [email protected] Web: www.asgcommercial.co.uk
OFFERS All offers should be submitted in writing to ASG
Commercial Ltd with whom purchasers should
register their interest if they wish to be advised of a
closing date if one is set.
Contains Ordnance Survey data © Crown copyright and database 2017
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