Water frontage Conservatory Garden Open fire Off-street parking Central heating

Previously a hunting lodge now a detached guesthouse sitting in approx 2 acres of ground sitting on the banks of the Black Water River in the Scottish Highlands with seven lettings rooms, a public bar, a coffee shop, a three bedroom owners apartment, two holiday let cottages and a car park. Much of the property has been refurbished, currently run by husband and wife team with son and part time help of one member of staff. Popular business and on main road – close to Ben Wyvis, can be run to level required. We currently belong to two national agencies that book rooms on our behalf as well taking bookings directly and the holiday let cottage are managed via a letting agency.

The owners flat consists of 3 bedrooms, 2 en-suite (1 bath, 1 shower), one bedroom with a walk-in wardrobe, a separate newly refurbished walk-in shower, toilet and wash basin, a large lounge/diner with a 50” Plasma TV on wall, kitchen, beautiful views over Gardens, River and Mountains. Separate central heating zone.

Guesthouse Bedrooms – 7 en-suite letting rooms, 5 with new walk-in showers, toilets and wash basins, 2 rooms with king size beds, 1 room with king size four poster, 1 family room with 2 single and 1 double beds, 1 triple room suite with 3 single beds in two rooms, 1 twin room, 1 double room. All rooms have telephone, tea/coffee making facilities, televisions and comfortable seating. There are two central heating zones for the bedrooms, zone one heats four rooms and zone three heats three rooms.

Upstairs pantry houses the new gas combi boiler, new stainless steel shelving, all bedroom linen and towels and dyson Hoovers.

Small upstairs office houses the safe and the sky TV system for the guesthouse.

By the main front entrance there is a small reception office, a ladies/disable toilet and the men’s toilets. From this hallway is the door to the games room houses a new coin-operated pool table and a dart board.

Also is one of two doors leading to the public bar which is traditionally decorated in wood panelling and beams and seats approximately 25. There is a 20” LCD TV on wall. A coffee machine is plumbed in. The second door leads into the coffee shop. There is a large storage cupboard in the bar corridor where there is stored spare curtains and towels.

From the inner hall is the door to the good size resident’s lounge. There is a newly installed multi-fuel burning stove which also runs radiators providing heating to the coffee shop, games room, hallway and conservatory and hot water to the two rooms on the second floor. There is green leather Chesterfield Suite (3 seater, 2 seater and single seater), a brown leather 2 seater Chesterfield, a 2 seater green settee and a green 3 seater settee, a large screen TV plus DVD and Video players. This room is also used for meetings.

From the inner hall is the door to the coffee shop which seats 16 with wooden tables and cane armchairs, wall lighting, a full plate collection covering the walls, 20” LCD TV on wall, Large Carvery where breakfast is served, Chilled drinks cabinet, Ice-cream, cabinet and through toaster, there is a door to the bar from the coffee shop.

This leads into the large conservatory which seats approx 50 on padded wooden seats and tables, overlooking the rear garden, pond, river and mountains. This is used during the season and for functions.

The main kitchen houses an 8 burner gas cooker, double deep fat fryer, grill, 3 large upright freezers, 1 large upright fridge, Commercial dish-washer, 6 microwaves, plate warmer, stainless steel tables, a plumbed-in machine providing hot water for tea plus a large selection of coffee drinks and hot chocolate and other kitchen equipment etc

Small ironing room which houses the new central heating oil boiler, shelving for kitchen towels and cloths and an ironing press

Laundry – has a commercial washing machine and tumble dryer, Dyson washing machine, 2 domestic dryers and a spinner.

There is a large dry store for storage of food and additional equipment.

We have a private water supply, a new water bore hole was drilled in 2005 and two large water tanks installed in the tank room, there is the possibility of selling bottled water subject to the water meeting the required tests. A new roof will be fitted on the tank room in the spring.

We have a septic tank that is emptied every two years at a current cost of £186.00

Boiler House – houses a new oil fired hot water Andrews Combi Boiler which provides hot water throughout the main building.

There is an additional large room to the front of the main kitchen that currently is used for storage with new stainless steel shelving and 3 private freezers.

Included are two holiday let cottages, these are currently managed via a letting agency. Cottage 1 – a one bedroom cottage with twin beds, plus an additional z-bed, a large lounge/diner with leather lounge suite, large screen TV, DVD and Video players, sky box, table and chairs. A fully equipped kitchen including fridge/freezer, washing machine and dish washer. Bathroom with shower over bath. Own garden. Cottage 2 – a two bedroom cottage with 2 double beds – one bedroom with wash basin, fully equipped kitchen/diner with fridge, washing machine and dish washer, Lounge with Lounge suite, TV, DVD and Video players, bathroom with shower over bath, own garden. A new unvented pressure cylinder was installed in 2005 providing hot water to both cottages.

Outside there is new signage for the business at the road entrance, a large fish pond, a greenhouse, two midge machines, sack barrows ands a sit-on mower and mower shed. Two feeding dishes as we feed the stags everyday throughout the year

A 2005 Fiat Scudo 6 six-seater van/passenger carrier will also be included if the full asking price is achieved

All documentation is up to date to include: basic food hygiene certificates, accident book, gas cooker appliance servicing, fire alarm system servicing, emergency lighting servicing, fire fighting appliance servicing, fire risk assessment document, and fire alarm testing records. Testing of electrical circuits due January 2007, testing of small electrical appliances due January 2007, both these will be completed and available by end of January 2007.

Price £595,000 for all goodwill, fixtures and fittings and all furniture (excluding owner’s private goods and chattels) covering the guesthouse, public bar, coffee shop and 2 letting cottages

No forward chain. We would be looking to mve out in September 2007 preferably unless new owners want to be in sooner