Offers Over 499,000 (Freehold) GALVELBEG HOUSE PERTH ROAD, CRIEFF, PH7 3EQ

Offers Over 499,000 (Freehold) GALVELBEG HOUSE PERTH ROAD, CRIEFF, PH7 3EQ

High quality and charming Victorian Highland guest house in picturesque Crieff with stunning views towards the Ochil Hills and Strathearn Valley Exceptional home and income lifestyle opportunity trading highly profitably from 5 letting bedrooms and a self-contained 1-bedroom holiday let Superb trading location and prominent signage on the main A85 within this ever-popular tourist town Flexible owners accommodation includes 2 double bedrooms, large lounge and sun-room with excellent service areas Set amidst spacious gardens with ample off road parking

DESCRIPTION Galvelbeg Guest House is a substantial and highly attractive detached Victorian Scottish villa dating back to 1894. Prominently located on the outskirts of the town of Crieff, this elegant stone built property is set in a stunning elevated location whilst enjoying prime roadside frontage adjacent to the A85. The property has a significant footprint with attractive easy-to-maintain gardens. Operated on a year-round basis, the property exudes character and charm, offering a warm and friendly welcome where comfort, service and quality are self-evident. The current owners have adopted a trading model which attracts many positive comments and these are reflected in the rating received on Trip Advisor etc. The property has excellent owners accommodation with a spacious lounge and sunroom offering unobscured views towards the Ochil Hills and Strathearn Valley. In addition the owners use two bedrooms and a bathroom. The owners accommodation benefits from a private access at the rear of the subjects. The trading aspects include 5 quality letting bedrooms and a one-bedroom self-contained flat. The public areas are all exceptionally well-presented reflecting the professional standards and trading ethos of the vendors. Galvelbeg Guest House offers flexible letting or versatile extended family accommodation depending on the requirements of new owners. The current owners purchased this prestigious guest house in 2011 and it is their desire to relocate closer to family that brings this outstanding property to the market. TRADE This well-established guest house has been trading in its current format since 1992 and benefits from a high degree of repeat business. Trade is generated through the excellent business website and a number of portal websites which are used from time to time. The location of the business means that it is one of the first guest houses that tourists see as they drive into Crieff on the A85 from Perth; the excellent signage and prominence of the property attracts a good deal of passing trade. The business generates a high degree of profitability from consistently sound turnover. The owners take pride in the level of service provision which includes home baked-goods and flexible operation. LOCATION The Galvelbeg Guest House is situated on Perth Road in the ever-popular Highland town of Crieff, which is an ideal tourist destination as it is set within magnificent scenery with a variety of facilities on the doorstep. Crieff lies on the A85 road between Perth and Crianlarich and A822, the Perthshire Tourist Trail, between Greenloaning and Aberfeldy. It has developed into a hub for tourism, trading mainly on its whisky and cattle droving history. Tourist attractions include the Caithness Glass Visitor Centre and Glenturret Distillery. Innerpeffray Library (established c. 1680), Scotland s oldest lending library, is also nearby. St. Mary s Chapel, adjacent to the library, dates from 1508; both the library and chapel are open to the public. Crieff is the second largest town in Perthshire, after Perth itself. It is enclosed around the slopes of the Knock of Crieff as they descend to meet the River Earn in its valley to the south west.

Crieff offers a full range of facilities, a modern swimming & Leisure Centre and a range of local businesses including the Crieff Hydro & Knock Castle Spa Hotels. Primary and Secondary Schooling is available in the town. Private Primary and Secondary education is also available in Crieff with Ardvreck (Preparatory) and Morrisons Academy. Other Private Schooling nearby can be found at Glenalmond College, Strathallan, Craigclowan & Kilgraston. The vibrant cities of Perth and Stirling are both only 20 miles away. Recreational activities available locally include golf, hill walking, fishing & an array of other country pursuits as well as a wide range of equestrian activities. Perth, Gleneagles and Stirling all have Railway Stations with services to Edinburgh & Glasgow. PROPERTY Galvelbeg Guest House is an attractive detached Victorian villa dating from 1894. The property extends over 3 floors and offers accommodation in generally excellent condition and which has been modernised and well-maintained by the current operators. Of traditional stone construction under a pitched slate roof, the property has good quality fixtures and fittings. PUBLIC AREAS Access to the house is through a wrought iron gate to the front of the subjects or from the car park to the rear via a path along the side of the house. From the main solid timber front door is a vestibule which leads into a spacious and attractive hallway. This hallway provides access to the guest dining room and the stairs to the first floor. The bright and commodious breakfasting room is set to 6 tables comfortably laid to seat 12 guests. This room has many original Victorian features including beautiful ornate cornicing, an elegant ceiling rose and deep skirting boards. The breakfast room was originally two separate rooms but is now a feature room with two full windows offering southern views to the hills and the glen below. This attractive room is decorated to a high standard; a feature which is evident throughout the property. Off the hallway is a washroom. Stairs lead to the first floor where there is a mezzanine landing with a W.C. and storage cupboards; it is here that there is an original stained glass window.

Letting Bedroom Letting Bedroom Letting Bedroom Letting Bedroom

LETTING BEDROOMS Galvelbeg House has five attractive letting bedrooms to sleep 12 guests (1 family to sleep 4, 2 double and 2 twins). All bedrooms are on the first floor and accessed from a spacious landing. They are very comfortable, have controllable central heating, colour television, radio alarm clocks, hairdryer, complimentary toiletries, and tea/coffee hospitality trays and are delightfully furnished and attractively decorated. The rooms are configured as follows: Room 1 - Twin bedroom with en-suite shower room Room 2 - Family room with double and single bed plus a pull-out bed Room 3 - Double with shower and WHB; there is a separate private W.C. Room 4 - Double room with en-suite shower room Room 5 Twin bedroom with en-suite shower room PRIVATE ACCOMMODATION / SERVICE AREAS The owners retain a spacious lounge and sun room for their personal use on the ground floor. Both areas have stunning south facing views and are presented to a high standard. The lounge has a living flame gas fire. Also on this level is the well-appointed kitchen with a utility and storage room off. The kitchen has ample work stations and both floor and wall-mounted units plus a Gas Rangemaster cooker and dishwasher; suitable for both business and personal needs. The kitchen has a serving hatch to the sun lounge which the current owners use as a dining room. The utility room affords additional workspace and storage units. In addition, the owners utilise a suite of rooms on the lower ground floor which has a private entrance leading into a spacious family room. In addition there is a bedroom with a bathroom across the hallway. A second bedroom, with a dressing room, is accessed off the family room. This area in turn leads to the laundry and an excellent cellar storage area. Letting Bedroom Owners Lounge

Kitchen

Owners Sunroom

Owners Lounge

Apartment Kitchen Apartment Lounge Apartment Bedroom SELF-CONTAINED APARTMENT The self-contained apartment benefits from access via both within the main house and a private entrance from the rear garden. Entry from the lower ground floor leads to a tidy living room with a W.C. Stairs to the first floor lead into the fully fitted kitchen with dining table. The kitchen is well-appointed and fully functional. Off the kitchen is a store room. From the kitchen and up a short flight of stairs is a double bedroom with fitted units and en-suite bathroom with shower over. The apartment has a double sofa-bed enabling it to sleep up to 4 guests.

GROUNDS Galvelbeg House is a substantial property and benefits from a prime roadside trading position. To the rear of the property double gates lead to a gravel driveway on to parking for up to 5 cars. Fenced gardens to the rear provide excellent family / amenity space. The current owners have set aside some of the garden for their chickens. To complement this prestigious property there are a number of storage facilities which are used as secure bike and general utility storage. SERVICES Benefiting from mains electricity, water and drainage. A new gas-fired boiler provides central heating and hot water. The building benefits from an integral fire alarm system. The property is mainly double-glazed. WiFi is available throughout. TRADE The present trading pattern provides a most comfortable family home and sound level of profitability. Full trading figures will be made available to interested parties subsequent to viewing. PRICE Offers over 499,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation. EPC RATING The property has an EPC rating of E. RATES The business benefits from 100% discount Small Business Bonus Scheme relief in 2017. DIRECTIONS See Map Insert

FINANCE & LEGAL SERVICES ASG Commercial Ltd is in touch with several lenders and lawyers who provide specialist advice to the hospitality trade. We will be delighted to discuss your financing requirements with you and make an appropriate introduction. WEBSITE www.galvelbeghouse.co.uk VIEWING All appointments to view must be made through the vendors selling agents: 17 Kenneth Street Inverness IV3 5NR Tel: 01463 714757 Mob: Mob: 07799 896931 (Paul Hart) 07557 785879 (Jackie MacGregor) E: info@asgcommercial.co.uk W: 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. HOTELS GUESTHOUSES LICENSED RETAIL OFFICES INDUSTRIAL UNITS 17 Kenneth Street Inverness IV3 5NR Telephone 01463 714757 www.bedandbreakfastsales.co.uk