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A Must View Property
Outstanding 4-Star VisitScotland Small Holiday Park, two charming self-contained cottages and superb bunkhouse set within idyllic Glencoe, a World-renowned holiday destination.
Exceptional business, offering year-round accommodation, ideally positioned to take advantage of walkers, climbers, water sports enthusiasts and skiers.
Fully furnished cottages sleeping 5 and 6 plus bunkhouse providing letting accommodation for up to 16 guests.
7 modern self-catering facilities plus 3-bedroom spacious owners’ accommodation within a Park Home.
Consistently excellent turnover and profitability with further accommodation development potential within the 2-acre site, subject to planning permission.
The owners / staff accommodation, positioned in 2006, is located off-set from the customer areas in an area of mainly lawned ground extending to about ½ an acre. Access is via a decked and covered walk-way. This Park-home unit was built approximately 15 years ago and comprises of 3 bedrooms to include 2 single bedrooms and a double en-suite. There is a separate office. The living area is most spacious and is open-plan set to a lounge / diner. The compact kitchen is well-appointed with storage units and a gas cooker. This accommodation benefits from Gas central heating.
Glencoe is World-renowned as being an area of outstanding natural beauty within the dramatically formed Glen and its towering peaks. The area is steeped in history and is especially associated with the 1692 notorious Massacre of Glencoe. The locality is a haven for outdoor enthusiasts, offering skiing in the winter, mountain biking in the summer, whilst mountaineering activities are popular the year-round. There are 2 mountain resorts within easy reach from the village of Glencoe; who offer skiing, snowboarding and mountain biking. National walking trails and cycling trails pass through Glencoe and are easily accessed. Many walkers come to Glen Coe on the West Highland Way following the old military road over Rannoch Moor which crosses the River Etive. However, many visitors just come to enjoy stunning scenery, wildlife, walking and more gentle outdoor pursuits. There is also the opportunity for some water sports locally. The Ice Factor National Ice Climbing Centre, one of the top visitor attractions in the highlands and the world's biggest indoor ice climbing wall is located in Kinlochleven, only a few miles away. The mountains surrounding the village are home to a variety of wildlife including golden eagles, red deer and pine martens.
The village of Glencoe is situated at the foot of these majestic mountains and on the shores of Loch Leven. Adjacent to the A82, the main arterial Glasgow to Inverness route, the village strategically straddles this important tourist and commercial road that leads to the West Coast and Northern Highlands. There are excellent bus links to the area making Glasgow only a short journey away plus there are rail links at Bridge of Orchy and Fort William. Glencoe village is a thriving community with a shop, cafe, restaurant, church and primary school; secondary schooling is provided in nearby Kinlochleven. The well-known Clachaig Inn is only 1 mile from the business and is hugely popular with guests staying at the site. There are further social amenities in Ballachulish just a few minutes away and Fort William is the nearest major centre of population which provides a full range of social and welfare amenities.
Glencoe Cabins and Caravans, Cottages and Bunkhouse is a stunning business, matched equally by its majestic surroundings sitting at the Western end of Glencoe. The original subjects, a Highland Croft house, date back to the time of the infamous Glencoe Massacre of 1692. Known as Glencoe Independent Hostel, this is a multi-faceted accommodation business comprising a bunkhouse and two self-contained cottages (The Bothies), plus 7 self-catering units of varying styles. The two cottages previously operated as a hostel, all items required to operate this element as such have been retained. The hostel could accommodate up to 24 guests in 4 separate rooms. It is this flexible range of accommodation that makes this a highly successful business venture. The newly renovated Alpine Bunkhouse offers stunning accommodation and facilities; providing for up to 16 guests in 3 rooms. In addition, the 7 excellent self-catering units provide a mix of comfort and ambience, meeting the needs of the modern holiday maker. An important feature of the site is the large drying room situated off the bothies and accessed from the outside; this facility is for use by all guests.
Moreover, there is a further Park-Home which is entirely used for owner’s accommodation comprising of a 3-bedroom spacious home set within a private area of the subjects. Within this circa 2-acre property is a large building housing the laundry and general store. The site offers ample amenity and parking space. This is a unique and easy to run business opportunity which would be ideally suited to new owners with a penchant for outdoor living and a rewarding lifestyle. New owners could easily develop the business further by adding new accommodation. This is a true turn-key venture which would provide motivated operators with a simple and profitable transition into the hospitality sector.
The current owners have traded the business since 2007, developing it over many years. Improving facilities and infrastructure, the business being offered for sale today reflects a sound trading entity showing consistently high profitability from an exceptionally sustainable trading model. This easy-to-operate accommodation business has benefitted from a sound application of a simple but effective trading methodology. With no on-site catering requirements or other technical applications, Glencoe Cabins and Caravans, Cottages and Bunkhouse would appeal to a wide range of potential buyers, from those looking for their first venture to experienced operators wishing to take the business to the next level; possibly as part of a larger group organisation.
Income is generated from both new and on-going repeat trade, be it from individuals, small groups and larger organised groups such as schools and clubs. Turnover is evenly split between the bunkhouse facilities, cottages, and the 7 self-catering units. Being a year-round destination, the business is surrounded by mountains and is 11 miles distance from the Glencoe Mountain Resort to the East, making it a popular winter location. Glencoe Cabins and Caravans, Cottages and Bunkhouse is situated close to the West Highland Way which draws a near constant stream of walkers to the area from March to October. In addition, the business has an enduring relationship with the Hebridean Pursuits Outdoor Learning (organisation aimed at improving lives of young people through confidence and self-esteem) who generate multiple mid-week bookings and have a Portakabin on the subjects by mutual agreement.
The extant trading model trades with a 4-Star VisitScotland grading as a Small Holiday Park. The business strives to develop its environmental awareness and reduce its carbon footprint. Consequently, the current owners were awarded a Silver Green Tourism Award for their endeavours. Glencoe Cabins and Caravans, Cottages and Bunkhouse has a great reputation and its business operation can be found on many internet platforms and on-line booking agencies. Their own trading website is modern and well-constructed, benefitting from the ‘freetobook’ automated booking facility. This coupled with other marketing platforms means that occupancy levels are consistently high.
Income is generated from the Alpine Bunkhouse, accommodating up to 16 guests, plus the two self-contained bothies. The bothies previously operated as a hostel which could house up to 24 guests. In addition, there are 7 individual self-catering units. All the accommodation is smart and presented to a very high standard. There may be further scope to add additional units where planning was consented.
The business is operated and managed by one of the owners, with the support of a small team of staff. The owner works full-time in the business, with input averaging at around 30 to 35 hours per week. The profitability of this business is such that it could easily support a full time Manager or Management couple should new owners wish a hands off approach.
SELF-CATERING ACCOMMODATION UNITS
An attractive feature of this charming holiday accommodation business is the range of self-catering facilities which includes 4 modern and spacious static-caravans, 2 charming luxury eco-cabins and the cosy log cabin. These units are pleasantly spaced and arranged to provide privacy. All attractively appointed with ample storage, they combine to be graded as a VisitScotland 4-Star Small Holiday Park as follows:
Static-caravans. Situated in between 2015 and 2017, the 4 static caravans are presented in two models; Gold and Gold Plus, with the latter being slightly larger than the former. They all have attractive open-plan lounge / kitchen / diners and come complete with contemporary furnishings. These units benefit from being beautifully fitted out with large TV, electric fires and modern kitchen facilities. The 3 Gold-plus standard units have French doors leading to a private balcony offering superlative views along Glen Coe. The Gold standard unit has a decking area to its side. Each static-caravan has a gas hob / oven and the Gold-plus units benefit from gas central heating; the Gold unit is heated by electric wall-mounted heaters. The kitchens are well-appointed with a wide range of utensils etc. There are two bedrooms set to a double and twin. The Gold-plus caravans have a master en-suite and all units have a contemporary shower room which is of a high standard with heated towel rails and white units. Each holiday home has dedicated parking for two vehicles.
Log Cabin. The Log Cabin which was built in 2005, is a most unassuming self-catering unit but has tremendous appeal and is highly popular with couples. This cosy timber constructed cabin has electric heaters and has double glazing. Entirely open-plan, the accommodation has a double / single bed bunk configuration which can sleep up to three. There is space for a sofa and dining table plus a veranda is also set to seating. The kitchenette is comprehensively fitted-out with an LPG gas cooker and an array of utensils. The en-suite shower room is large and modern.
Eco-cabins. These are a fairly new addition to the suite of units on site. Built in February 2017, the 2 Eco-cabins are configured to open-plan kitchen / sitting area / bedroom. There is a lovely modern shower room. Each cabin has double glazing and electric under-floor heating, making them most snug even on an autumn evening. Hot water is supplied via a gas boiler. To the front each unit is a decking area with seats.
THE HOSTEL (TEMPORARILY CONVERTED INTO 2 SELF-CATERING BOTHIES)
The hostel is a traditional stone-built property under slate roof dating back some 350 years and was formerly an old croft farmhouse. This charming aspect of the business has been tastefully restored blending the original character with modern facilities being presented as a VisitScotland 3-Star facility. In total the hostel has 4 individual sleeping rooms, each with personal USB charging ports and reading lights, to sleep up to 24 guests. With external lighting, the internal elements are configured to:
Reception. This a compact area with a service counter and office space. There is seating for guests here.
Bunk Room 1. Set to 3 bunk beds to sleeps up to 6 guests.
Bunk Room 4. With 3 bunks beds also, sleeping up to 6 guests.
Male Ablutions. To include a W.C. and W.C. plus shower. There are also two wash-hand basins.
Rear Service Area. Set to slate floor and boot storage area with ladies W.C., ladies shower room with W.C. and wash-hand basin plus unisex shower off this area.
Dining Room. The dining room is set to 4 tables and can comfortably seat 16 plus guests.
Lounge. The spacious lounge is set to soft furnishings and has a cosy open solid-fuel fire set within a feature stone wall.
Kitchen. The large kitchen has an array of excellent facilities including 2 gas stoves.
Drying room. This important facility is accessed from the external aspects and houses a de-humidifier. This important and purpose-built facility is accessed from the external aspects and houses a de-humidifier. The drying room is an excellent space which can be utilised by everyone onsite and is not for the sole use of the hostel.
Bunk Room 2. Set to 1 bunk bed and 4 single beds to sleep up to 6 guests.
Bunk Room 3. Also set to a bunk bed and 4 single beds sleeping up to 6.
Due to the Coronavirus restrictions in place, the owners have converted the hostel into 2 self-contained Bothies, for the duration of 2021. The hostel will recommence usual trading from 2022 onwards, assuming normal hostelling regulations will have resumed. Each bothy has its own private entrance and provides spacious, attractive accommodation. Depending on preference new owners may decide to continue operating the hostel this way.
Fireside Bothy sleeps up to 5, including 1 bedroom with a double bed and single bed plus a sofa bed in the lounge. The lounge features an original open fire place and TV. The kitchen has a dining table and all the kitchen equipment required. There are 2 showers and 2 toilets. Ridge View Bothy sleeps up to 6, comprising 1 bedroom with a king size bed, a bedroom with 4 single beds, a bathroom, a lounge with TV and a kitchen/diner. Firewood is provided for each Bothy along with hospitality trays. Fixtures and fittings are great quality with lovely antique or unique furniture to match the charm of the old farmhouse building.
Of traditional stone construction under slate roof, this single storey property has been completely renovated, being completed in 2020. The property has modern electric heaters and double glazing making it a snug facility. Access can be gained from the front aspects via a level access or via the rear door leading into the reception area / kit room. The sleeping accommodation is all set off the open-plan kitchen dining room with shower rooms being configured to the rear aspects of the building. The bunk beds were all handmade and offer charging points, reading lights and privacy curtains. The accommodation comprises of:
Room 1. Set to 4 bunks, this room sleeps up to 8.
Room 2. 2 sets of bunks to sleep up to 4 guests.
Room 3. Also, 2 bunk beds sleeping up to 4 guests.
Commercial Kitchen and Dining Room. This is a most modern facility, depicting a quality seldom seen in such accommodation. The fixtures and fittings are stylish whilst being practical. This open-plan space has a unique character whilst providing excellent cooking facilities etc.
Reception Room. To the rear aspects, this spacious room has storage for equipment.
Ablution facilities. Located off the rear reception hallway, the bathrooms comprise of 3 showers, 3 W.C.s and 2 wash hand basins.
Glencoe Cabins and Caravans, Cottages and Bunkhouse is well-signed and easy to locate. The shared access leads to an attractive site within a truly stunning setting. Extending to just under 2 acres, the accommodation units are intelligently laid out offering ample privacy and amenity space. A large utility shed houses the laundry plus offer a major storage area. Of particular note is that the owner’s accommodation is set within circa ½ an acre of ground and it has been suggested that the previous owners had planning granted for a residence; this permission has since lapsed. However, this area could be a future site for a home or self-catering units, subject to planning consents. Finally, there are 5 camping pitches which the current owners do not advertise but are available to new owners as a further business development element.
The whole site benefits from mains electricity. The business has a shared private water supply with its own UV treatment plant on site. Drainage is via 2 septic tanks. There are 2 bulk LPG tanks which provides hot-water and cooking gas throughout the site. The Gold-plus self-catering units and owner’s accommodation benefit from gas-fired central heating. The bothies, bunkhouse and the one Gold self-catering unit utilise electric heaters. The business is fully fire compliant. The site has a strong Wi-Fi signal.
The vendors purchased their dream business in January 2007 and have enjoyed developing the trading elements and forging many friendships. After 13 years at the helm, they now wish to focus on family life and retire from the hospitality sector. They are excited about the prospect of new owners taking the business to the next level.
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