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Spectacular 17-bedroom Hotel In An Exceptional Location For Sale

Roybridge, Highland, UK
Asking Price:
Available on request
Net Profit:
Available on request

• Unique and prestigious Victorian Highland country house hotel with elevated views along Glenspean and over the Nevis Mountain Range.

• Easy to operate business benefiting from 4-Star VisitScotland grading and a Green Tourism Gold award.

• Prominent and idyllic trading location in a rural setting but within easy reach of a wide range of services and facilities.

• Seasonal trading providing a highly profitable "home and income" lifestyle opportunity but with business expansion potential.

• 17 superior en-suite letting bedrooms, excellent recreational facilities and superb public rooms offering exceptional quality and comfort.

• Includes spacious and modern 3-bedroom owner's house comprising a kitchen, lounge and 2 family bathrooms.

• Staff mobile home plus extensive parking all set within 5 acres of attractive mature and landscaped / wooded garden grounds.

Property Information



Living Accommodation:

The main owner’s accommodation within the hotel is situated to the rear and can be accessed via a private courtyard entrance. Access can also be gained via the main hotel building. This spacious and comfortable accommodation comprises of 3 double bedrooms on the first floor; there is also 2 family bathrooms on this level. On the ground floor there is a large modern, well-appointed kitchen which could accommodate a dining table. There is also a family lounge. This annexe is more than ideal to act as family accommodation, or for staff use. If not required for private use, the house could bolster income and be let out as a self-contained house or equally could be developed into further letting bedrooms.


The area around Spean Bridge is renowned for its outdoor activities including walking and climbing in the summer months with skiing and ice-climbing being popular in the winter. Tourism is the key driver of trade and includes the many visitors who fish, undertake walking, cycling and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features. Other visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay.

For walkers the range of terrain provides a great variety in the level of challenge from non-technical hill-walking to more strenuous mountaineering. There are numerous mountains in this area located within easy reach, Ben Nevis, the Munros and Corbetts and two long distance walks the Great Glen Way and the East Highland Way. This generates a good deal of trade for the accommodation providers in the area. Numerous national and international sporting events occur in the area throughout the year bringing even more visitors.

For mountain bikers there are plenty of demanding venues, both at Nevis Range which is close by, as well as Laggan Wolftrax. In addition to the usual car touring holiday makers this property is well located for the world-famous Jacobite Steam train which operates twice daily from May to October carrying up to 600 passengers per day. This train travels over the Glenfinnan viaduct featured in the Harry Potter movies and brings many fans of the films to this area. Spean Bridge is also an ideal stop-over point for travellers to Skye, the North Coast 500 and the outer isles including Lewis and Harris.

The village itself has a number of facilities including visitor attractions, 9-hole golf course, shops and restaurants. The area has an abundance of wildlife, attracting ornithologists and naturalists with red deer, pine marten, otter, osprey, red squirrels, elusive golden eagles and rare butterflies helping to attract visitors.

Premises Details:

Glenspean Lodge Hotel is a traditional Victorian country house dating from 1880 with an established history. The property was initially a hunting lodge for Laird Macintosh of Macintosh, having a stunning southerly aspect with panoramic views towards the Nevis Range. Surrounded by dense woodland and towering hills, this beautiful and imposing property enjoys a spectacular trading location close to the Great Glen and Fort William whilst being strategically positioned on the A86, the arterial route from Speyside to the West Coast of Scotland. The character of the building, its elevated position and ample grounds provide an air of grandeur seldom seen, whilst providing lavish and diverse amenity space for both guests and owners to enjoy. This distinctive building radiates a tremendous ambience with many unique features. Whilst being reflective of its Victorian origins, the building was fully refurbished and upgraded in 1999 as a consequence of a major fire, this resulted in all services etc. being replaced. In addition to this, the current owners have tirelessly endeavoured to continually upgrade facilities to offer exceptional comfort and service provision to its clientele. This is truly a rare business opportunity for anyone wishing to own a prestigious hotel in the heart of the Highlands, in a popular tourism area. The hotel trades 17 quality guest bedrooms, all with modern en-suites. The business also features a range of guest facilities including; conservatory Jacuzzi - sauna - exercise & relaxation room as well as a games room.

In addition to the lavish trading aspects and accessed via the main hotel, with its own private entrance, is a three bedroomed house including a kitchen, lounge and family bathroom which could be used by owners with extended family, staff or used as further letting space. Also within the grounds is a staff accommodation unit.

The outstanding character and quality of this 4-Star business is obvious upon entry with its superb public areas portraying many original Victorian features. The 17 fashionable and modern, individually decorated and presented letting bedrooms offer outstanding quality and comfort. The service areas include a modern, professional and well-equipped kitchen with additional food preparation, storage and laundry facilities. The business facets coupled with spacious owner’s accommodation make this a superior proposition for a discerning buyer.

Trading aspects
Glenspean Lodge Hotel operates on a restricted seasonal basis, by choice of the owners, currently opening from April to October annually. In addition, they also do not trade the business aggressively during the season and restrict operating hours by not opening to the public during lunchtimes and in the afternoons. Despite these lifestyle choices, the owners are able to trade successfully whilst still maintaining a strong level of turnover and high profitability. Income is generated through the 17 quality en-suite letting bedrooms with additional revenue from licensed wet sales and evening meals. Trading as an independent hotel, the proprietors drive their provision offering a high level of service and facilities. There is little doubt that new owners could approach the trading aspects differently by operating throughout the shoulder months and offering a broader range of meal service times. Should they so desire, this would increase turnover and generate a greater profitability.

The vendors have developed their trading aspects over many years making this a truly delightful and profitable turn-key enterprise. Glenspean Lodge Hotel has a well-established reputation, being a popular destination venue benefiting from a high level of repeat trade and being highly commended on numerous visitor review websites. The business has an active modern website, a good social media presence and utilises a number of portal websites.

The hotel’s clientele is derived from the many holiday makers and business people who visit Fort William, Great Glen and the surrounding areas. The location and stature of the hotel is such that it is easy to locate for those who have booked via the internet or for the casual passer-by. The vast majority of room occupancy is booked in advance and forward bookings are always at a high level.

The property
Of traditional stone construction, built in 1880, Glenspean Lodge Hotel is a substantial detached villa under a pitched slate roof. The property is deceptively spacious with accommodation being laid out across three floors. The property exudes many original Victorian features which adds to the charm of this impressive hotel.

Guest accommodation
The Glenspean Lodge Hotel offers excellence in quality and comfort. The building not only has a stunning impact from the external aspects but the Victorian quality and charm features throughout the internal presentation. The internal décor demonstrates examples of period features including extensive cornicing, multiple ceiling roses and abundant use of period wood features and high skirting boards.

The main entrance is situated to the front of the hotel and leads into a beautifully presented reception area. The centrally located reception has the restaurant and function room to the left. The Mackintosh Lounge Bar is set to the right. Off the Nevis View Restaurant is a smart guest lounge and a corridor that leads to the recreational facilities including a snooker and games room, a multi-gym, sauna and Jacuzzi. Straight down from the reception are the ample, good quality washroom facilities for ladies and gents plus separate disabled facilities.

A truly attractive feature of this superior property is the stunning Nevis View Restaurant with its superb views along Glen Spean. Its expansive views not only afford panoramic vistas but make this a bright and attractive dining space. Set to 65 covers for a formal dining experience, for informal functions this room can accommodate 110 guests. The restaurant has free-standing tables and chairs to allow flexibility of dining layout plus a wooden dance floor which is popular with wedding parties and other family functions. Off the Nevis View Restaurant is a cosy guest lounge area set to soft furnishings and occasional tables with a real fireplace; an ideal location to unwind from the day exhaustion’s and enjoy a pre-dinner drink. For those looking for a more informal dining experience, the beautifully appointed Mackintosh Lounge Bar has a stunning bar servery counter offering a wide range of whisky’s, beers and other drinks. This attractive space also offers superlative countryside views and can accommodate up to 60 guests from a mix of fixed and free-standing chairs.

The recreational areas are well-appointed with the games room being set with a snooker table plus a range of other pastimes to suit a wide range of ages and interests. The multi-gym has a 5 major training machines plus free-standing items. Externally to the gym is a timber sauna room and a Jacuzzi hot-tub.

Letting bedrooms
An attractive feature of this high-quality hotel is the beautifully presented rooms which have been individually decorated using quality materials and have been finished with some beautiful touches. The excellently presented en-suites come in differing configurations but are all modern facilities. The rooms are beautifully appointed with quality fixtures and fittings and have been constantly maintained to the highest standards. The current owners have strived to provide high levels of in-room service in keeping with the demands of the modern-day holiday maker. Room facilities include direct dialling telephones, data ports, satellite TV, hospitality trays, hairdryers and toiletries. Each room has controllable central heating. The rooms are configured as follows:

First Floor
Room 1 - Super-king / twin bedroom (zip and link beds) with en-suite shower room; also has a window seat
Room 2 - 4-poster bedroom with en-suite bathroom with shower over bath; also has a bed settee plus window seat
Room 3 - Double bedroom with en-suite bathroom with shower over bath
Room 4 - Double bedroom with en-suite bathroom with shower over bath
Room 5 - Super-king / twin bedroom (zip and link beds) with en-suite shower room
Room 6 - Double bedroom with en-suite shower room
Room 7 - Double bedroom with en-suite shower room; also has double aspect windows
Room 8 - Super-king / twin bedroom (zip and link beds) with en-suite bathroom with shower over bath
Room 9 - 4-poster bedroom with en-suite bathroom with shower over bath; also has a bed settee

Second Floor
Braveheart Suite - King-size bedroom with lounge area and en-suite bathroom with corner bath
Room 12 - Super-king / twin bedroom (zip and link beds) with en-suite bathroom with shower over bath
Room 14 - Family room (double and bunkbeds) with en-suite shower room
Room 15 - Double bedroom with en-suite shower room
Room 16 - Double bedroom with en-suite bathroom with shower over bath
Turret Room - Family suite (Super-king / twin (zip and link) plus pull out bed) with feature bathroom with tub bath and separate shower
Lady Mackintosh Room - Double bedroom with en-suite shower room; this room is a feature room with double aspect windows
Room 18 - Super-king / twin bedroom (zip and link beds) with en-suite shower room

Service areas
The business is further supported by a range of service and storage areas. The substantial and attractive commercial kitchen comes with a range of modern fitted units and an extraction unit. The kitchen provides ample workspace for a full commercial operation and has extensive ancillary areas plus storage space. The kitchen has ample capacity to meet the demands of a high level of food service. The bar is served by a large cellar to the rear and ample bar store room. There are a couple of office areas located on the ground floor, one of which is set behind the reception desk. Laundry facilities include extensive storage areas plus a well-equipped laundry and ironing room. There is a boiler room situated to the rear of the property.

Owners house – available by separate negotiation
A completely separate owner’s house is situated to the rear of the title and also benefits from an elevated location with stunning views. This three-bedroom (all en-suite) house comprises a spacious sitting room, beautifully-appointed lounge / dining room, large utility room, study room / office plus elegant family bathroom. This property is available by separate negotiation, further details can be obtained from the selling agents.

Staff caravans
Within the site there is a staff caravan which has LPG gas heating.

With excellent signage, Glenspean Lodge Hotel is a substantial property benefiting from an elegant, elevated and prominent trading location. The property sits in around 5 acres which is set to a mix of mature woodland, grassed areas and extensive car parking for about 30 cars. Parking areas benefit from lighting and there are recharging points for electric cars. The property benefits from excellent external storage units and sheds.

Both a site plan and building plans are available from the selling agents.

Development potential
Glenspean Lodge Hotel presently trades on a restricted seasonal basis, through personal preference, offering the opportunity for new owners to expand the trading model if so desired. The business also does not open for lunches and afternoon teas, again affording a degree of further business development. The spacious grounds may also offer some development potential subject to obtaining the necessary consents.

The property benefits from mains electricity, with private water and drainage. The property has a biomass boiler system feeding the hot water and central heating system; this system also feeds the detached residence. There are also solar panels to supplement the other heating systems. The hotel benefits from a standby LPG gas heating system which can be used during power outages; LPG gas is used for cooking. Glenspean Lodge Hotel is fully compliant with extant fire regulations and environmental health requirements. The property is fully double glazed. There is free Wi-Fi access at the hotel. The property has a CCTV security system.

Business Operation

Reasons for selling:

The present owners purchased Glenspean Lodge Hotel in 2007 and have enjoyed operating this impressive and rewarding business. However, it is their desire to retire which brings this exquisite business to the market.

Other Information

Related Documents:

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