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Self-catering Accommodation And Outdoor Activity Complex In Perthshire For Sale

Perth, Perth and Kinross, UK
Asking Price:
Available on request
Net Profit:
Available on request

• Multi-faceted 4-Star VisitScotland outdoor activity and ski centre business in an idyllic setting within a destination holiday location.

• High quality operator, offering year-round outdoor activities, ideally positioned close to Glenshee Ski Centre within the Cairngorms National Park.

• Fully furnished lodge providing letting accommodation for up to 41 guests, with a modern home currently used as a secondary income stream (sleeps 12 guests) offering versatile living / trading accommodation.

• Income generated from accommodation for up to 53 guests plus activity streams, ski hire and ski-school operation.

• Excellent turnover and strong profitability with some further accommodation development potential within the 1.5-acre site, subject to consents.

Property Information




The Gulabin Lodge Complex is situated in a stunning trading location on the main A93 offering easy access to Perth (35 miles) and Dundee (38 miles) to the south. The ever-popular town of Braemar, famously known for its Highland Gathering, is 15 miles north and Blairgowrie sits 19.5 miles to the south. Both towns provide a wide range of amenities for both residents and visitors alike. Set within rural Perthshire to the southern extremities of the Cairngorm National Park within the hamlet of the Spittal of Glenshee, the property has an awe-inspiring mountainous backdrop. The property occupies an elevated position offering outstanding vistas of the surrounding countryside. The businesses location offers an ideal base from where to explore the wider Highlands. The region is world renowned for its outdoor enthusiasts attracting a constant stream of hillwalkers, climbers and skiers. Gulabin lies along the Cateran Trail, a popular fully waymarked walking route.

Premises Details:

The Gulabin Lodge Complex comprises of two main accommodation units which are both presently income generating. Gulabin Lodge is a charming bunk-house and can accommodate up to 41 guests in 9 separate rooms. The lodge is a traditional facility providing good quality accommodation for the budget explorer and traveller. Gulabin House which is linked to the older property, is a new and stunning property offering excellent self-catering accommodation to sleep up to 12 persons. Gulabin House, with its 5 bedrooms and 4 bathrooms/shower rooms could also make ideal owners’ accommodation for an extended family. Within this 1.5-acre site is a compact café building with administrative space, a ski hire unit plus a staff accommodation building. The site includes a high rope course, generous amenity space plus ample parking. Benefitting from a stunning location, offering superlative views, the sale of Gulabin Lodge Centre presents an excellent opportunity to acquire an established and highly desirable business. This stunning multi-faceted operation offers new owners the opportunity to develop the business to the next level by changing focus to meet their own demands and skill sets. This is a must-view property and is a highly sustainable operation for a highly motivated operator.

General: The business was established in 2004 and has grown in stature year-on-year, reflecting the energy and intelligence of the vendors. Though the business operates in ways that suits the skills and experience of the current owners, new owners / operators could apply themselves in a variety of different ways, such is the flexibility of the current operation. The extant operating model trades with a 4-Star VisitScotland grading as an activity centre. The business trades to a very high level of profitability but retains some further business development opportunities. The complex benefits from regular and on-going repeat trade. Being both a popular summer and winter destination, the business trades year-round. The Glenshee Ski Centre is only 5.7 miles distance to the north, making the centre a popular winter location for both individuals, small groups and larger organised groups such as schools and clubs.

Accommodation: Accommodation income is generated from the two main structures. Gulabin Lodge is a 41-guest bunkhouse with accommodation being spread over 9 individual rooms. The lodge is a traditional facility providing a wide range of facilities. A secondary income stream is Gulabin House which is a superior accommodation unit with 5 bedrooms to sleep up to 12 persons.

Ski School / Outdoor Activities: The centre also operates a formal ski school from Glenshee and offers a full ski-hire service from the site. The current owners operate the ski school under the name ‘Glenshee Ski & Board School. The newly procured snow machines at the Glenshee site provide the ability to manufacture snow on any day where the temperature is below 15 degrees, allowing the Glenshee Ski Centre to provide more “skier days” than in recent years and thereby making industries connected to the winter sports season more sustainable. In addition, the centre makes the most of its location by providing a range of year-round outward-bound activities including abseiling, archery, high rope course, rock climbing, canyoning, kayaking, canoeing and skiing. Gulabin Lodge holds a licence for the provision of certain outdoor activities as follows; Adventure Activities Licensing Service (AALS) Licence No L14959. The vendors will make every reasonable attempt to assist with the obtaining of such for new owners, if desired. All Ski hire and activities equipment is available by separate negotiation.

Café: The business historically operated a café but with the changing family demands of the owners, they ceased the café operation. However, there remains a strong demand for this aspect of the business both from passing trade and resident guests. The café offers an area of business expansion for new owner operators.

The business is operated and managed by the owners with the support of an on-site manager and a small team of support staff. In the winter casual staff are employed in support of the ski school operated from an office at the Glenshee Ski Centre.

The main subjects comprise of two adjoined properties; Gulabin Lodge and Gulabin House, plus a range of ancillary buildings as listed below. The subjects are in an elevated position and extend to around 1.5 acres. Access to the site is via a gravel track with ample parking.

Gulabin lodge
A traditional stone-built property dating from 1846. Set over 2 floors under a pitched metal box profile roof with more recent extensions to the side and rear aspects. The property can sleep up to 41 people, has ample storage and benefits from underfloor heating throughout the property. Accommodation comprises of the following:

Ground Floor:
Access is via a hallway with a sitting room, lounge, kitchen and dining room. The lounge areas benefit from wood-burning stoves and soft furnishings. The kitchen is well-appointed and the dining area can seat up to 41 guests. There are 3 showers and 4 toilets on the ground floor. A drying room proves popular with guests, as it has a heated boot rack which is ideal for ski boots. Five bunkrooms are configured as follows to sleep 25:

Buzzard: 3 singles downstairs plus a double on the mezzanine level
Osprey: 3 singles downstairs with a double on the mezzanine level
Falcon: 3 singles downstairs with 3 singles on the mezzanine level
Curlew: 3 x singles downstairs and a double on the mezzanine level
Hawk: 2 x singles downstairs plus 2 singles on the mezzanine

First Floor:
This floor contains, 4 rooms plus 2 shower rooms and toilets, the letting accommodation is configured to sleep up to 16 guests;

Eagle: 6 singles (3 bunks)
Pheasant: 2 singles (twin)
Kestrel: 2 singles (twin)
Kite: 6 singles (3 bunks)

Gulabin house
Built in 2008, Gulabin House is of block and timber frame construction and is set over 2 floors with a pitched metal box profile roof. With underfloor heating to the ground floor and wall mounted wet-radiators on the first floor. The house is an attractive property with a decking area to the side aspects. The property comfortably accommodates 12 guests but this can be extended slightly to14 with temporary beds. A modern facility in every respect, Gulabin House offers a bright and spacious open-plan living area with a feature wood-burning stove. Although the property is currently used for self-catering purposes, there is little doubt that this would make a fantastic family home and could easily accommodate an extended family unit. Throughout, the accommodation is well presented and furnished to a high-standard. Gulabin House comprises of the following accommodation:

Ground Floor:
Access to the house is via a spacious entrance hall with the office, shower room & W.C. plus boiler / drying room off the hallway. Set to the ground floor is a twin bedroom which is ideal for guests or family members with mobility issues. An attractive feature of this high-quality house is the open-plan kitchen/ dining/ lounge. This is a fantastic modern living space and is most spacious. The kitchen has beautifully appointed wall and floor-mounted units with fitted appliances. There is a centre aisle and the floor is tiled. The dining area and lounge space has a wood floor and there is a feature wood-burning stove. A further attractive element is the spiral stair case to the first floor. There are patio doors leading to an area of decking and thereafter to the garden grounds.

First Floor:
At the top of the spiral stair case is a gallery area which leads to a corridor providing access to all rooms. The master bedroom has built-in wardrobes and an en-suite shower room with spa shower. Two further bedrooms are configured to twin and double beds. The final bedroom on this level sleeps 4 being set to a twin and bunk beds, and benefits from an en-suite shower room. The family bathroom is also on this level and is fitted with a Jacuzzi bath.

Café building/office
Set within timber clad unit under a pitched felt roof the building has three distinct areas; a café, shop area and an office space. Externally the cafe has a decking area set with picnic tables. This is a versatile area which could be used as an additional accommodation unit, subject to change of use consents.

Ski hire hut
Set adjacent to the café, also a timber clad unit under a pitched felt roof, the ski hire hut offers a wide range of equipment. Internally it is arranged to a customer area with a service counter and equipment stored to the rear aspects.

Staff accommodation
The staff accommodation chalet is set over 2 floors and is situated to the rear of the main properties. Of timber construction under a pitched metal box profile sheet roof, the accommodation offers basic but comfortable facilities. The accommodation includes a kitchen, lounge, shower room with 2 bedrooms located on the first floor.

The site is well sign-posted off the A93 and the centre is easily located. The grounds extend to approximately 1.5 acres and the properties are situated in an elevated position offering tremendous views. The amenity areas are mainly laid to grass and the parking area and driveway are laid to gravel. To the north mound is a high rope climbing area which requires qualified supervision when guests are utilising it.

The property benefits from main electricity. The water is from a private water supply and the drainage is to septic tanks. Hot water and central heating are via 2 biomass boilers. Both properties are served with Bio Mass Boilers burning Wood Pellets. These are registered with the Non-Domestic Renewable (RHI) heat incentive Scheme. Approx. 6k is received each year for metered heat output. The main properties are fully double glazed. The business is fully fire compliant. The site has Wi-Fi.

Business Operation

Reasons for selling:

The business has been operated under the current ownership since 2004 and it is a desire to retire from the hospitality sector and a career direction change that brings this fabulous business to the market.

Other Information

Related Documents:

Contact ASG Commercial

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