Offers Over

£185,000 (Freehold)

Tombeck Bed & Breakfast / Holiday Home

Tomintoul, Moray, AB37 9HW

Attractive and modern small bed and breakfast / holiday home

presenting an ideal lifestyle business located in the heart of the

Cairngorms

Set within an area ideally suited to those who enjoy outdoor pursuits

within the popular village of Tomintoul

Lifestyle business providing a modest income, trading year-round currently on

a bed and breakfast or self- catering basis; potential to be traded totally as a

holiday let

4 comfortable bedrooms (2 en-suite) with spacious and attractive public

areas

Pleasant garden with off-road parking and close to amenities

DESCRIPTION Tombeck Bed and Breakfast is an attractive and modern

detached villa built to a high specification in 2008. The

business is in an attractive trading location close to the village

square and immediately adjacent to services, shops etc. This

charming and easy-to-operate business offers a pleasant

lifestyle trading opportunity plus a lovely home. The house

presents excellent facilities with plentiful living space in true

walk-in condition. The property is well-designed as a small

bed and breakfast with 4 bedrooms in total, the layout of

accommodation permits flexible use of letting rooms. The

bedrooms are configured as two en-suite and a suite of 2

bedrooms sharing a private bathroom; all rooms are doubles,

twins or family rooms. There is a spacious dining room /

family area / kitchen with modern units. In addition there is a

large lounge with fire place. The property is presented in

excellent condition.

TRADING ASPECTS The business operates on a mainly bed and breakfast basis with

much of the bookings being generated by use of web-

marketing. The business has an annual turnover of around

£20,000 but there is most certainly scope to increase this

further should new owners so desire. Trading year-round, with

the introduction of a business website and greater use of portal

websites, income could increase further. The vendor owns

another business locally and is looking to sell off his assets to

allow him to relocate for family reasons. He currently uses staff

to maintain the rooms etc. but new owners could easily

undertake all trading functions required. From time to time the

whole house is let as a holiday home and should new owners

wish to adopt this trading model, the business could generate

a sound level of income.

REASON FOR SALE The vendor purchased the property in 2008 and it is a change of

family circumstance as well as a desire to relocate that now

brings this attractive lifestyle business to the market.

LOCATION The business is ideally situated to take full advantage of the

many tourists and visitors to the region. Tomintoul is 14 miles

from Grantown-on-Spey, 20 miles from Ballater and 30 miles

from the Cairngorm Ski Centre, well suited to benefit from the

trade passing between these key tourist hotspots. The property

sits within the Cairngorm National Park and benefits from

ski provision at the Lecht just 5 miles away, plus snow and ice

climbing in the winter. The area offers excellent sporting and

leisure facilities including salmon and trout fishing on nearby

River Avon. More sedate outdoor pursuits such as bird watching

and fishing also draw a great many visitors to the area who take

advantage of the abundance of wildlife in the region. The area

is also famous for its castles and distilleries which appeal to the

more pedestrian tourist who can continue their odyssey of both

the Highland and Grampian regions. The wider region is also

renowned for its whisky production and sits on the whisky trail.

Downhill Mountain Bike trails have just been opened on the

outskirts of the village while the immediate village is well served

with facilities and services for both locals and visitors alike. The

village provides comprehensive amenities with a wide range of

shops, library, health centre and primary school.

THE PROPERTY Tombeck Bed and Breakfast is of modern construction with

pitched slate roof, set over 1½ floors. The property has a

partially elevated position and has some views across to the

hills. Parking is situated to the rear and is accessed via a shared

driveway. The property benefits from triple glazing and oil fired

central heating.

PUBLIC AREAS Entry to the building is via the timber and glass paneled front

door which leads into a vestibule. An inner door leads to the

hallway with stairs to the first floor. Off the hallway are doors

leading to the ground floor en-suite double bedroom, the

lounge and at the far end the kitchen / family / dining room. To

the right of the reception hallway is the spacious and attractively

decorated guest lounge which is set to soft furnishings and a TV.

An attractive feature is the open fireplace which could be

fitted with a wood-burning stove. Double doors from the lounge

lead to the dining area off the kitchen. The open plan kitchen /

family / dining room is also set with sofas and a dining

table

/ chairs. The kitchen is fitted with modern and comprehensive

units (both floor and wall mounted). It is well-appointed with a 1

½ bowl sink with mixer tap and drainer, an inset Diplomat

ceramic hob with extractor hood, Diplomat double oven and

dishwasher. There are two sets of patio doors leading to a patio

and the rear of the subjects. Off the kitchen a door leads to

the utility room with washing machine etc. and the water boiler.

A door leads to the side of the house. The attic is fully floored

and may present some development options subject to planning

consents.

Tombeck Bed and Breakfast has 4 bedrooms; 3 situated on the

first floor with one room on the ground floor; the latter being

ideal for less able guests. All rooms are pleasantly decorated,

attractively furnished with hospitality trays, hair dryers, and TVs.

Rooms are configured to:

Ground Floor

Bedroom 4 – A bright spacious double bedroom with window to

the front of the property with en-suite shower room comprising of

3-piece suite including W.C., wash hand basin and corner

shower cubicle with electric Mira Sport shower.

First Floor

Bedroom 1 – A large triple bedroom with en-suite bathroom

comprising of 3-piece suite including W.C., wash hand basin and

bath with mains shower over.

Bedroom 2 – A spacious double bedroom with window to the

front of the property.

Bedroom 3 – A bright double bedroom with Velux window to the

rear of the property.

Shared Bathroom – Rooms 2 and 3 share a bathroom suite

comprising W.C., wash hand basin, bath and separate shower

cubicle with mains shower.

All en-suites and bathrooms have tiled walls, chrome heated

towel rails, ceiling lights, vinyl flooring coverings and extractor fans.

OWNER’S ACCOMMODATION New owners who wish is live within the property have a flexible

options regarding the bedrooms they wish to utilise.

GROUNDS The front and rear of the house is mainly laid to lawn with a

picnic table. At the rear of the house is a ramp giving access for

less able guests and leads to the patio area. Parking is available

to the rear of the property. Within the garden is a small shed

and a drying area.

SERVICES The subjects benefit from mains electricity, water and drainage. The

property has oil fired central heating. The building is triple glazed

throughout. Wi-Fi is available throughout.

ACCOUNTS Income information will be made available to interested parties

post viewing.

WEBSITE The business does not have its own website but utilises

a number of portal / booking websites.

PRICE Offers Over £185,000 are invited for the heritable

property complete with goodwill and trade contents

(according to inventory).

EPC RATING The property has an EPC banding of ‘C’.

HOME REPORT A home report is available upon request from ASG

Commercial.

PLANS / ROOM SIZES House plans and rooms sizes are available upon

request from the agent.

DIRECTIONS Tombeck Bed and Breakfast is located on Cults Drive

in the Village of Tomintoul as per map insert.

COUNCIL TAX The council tax band is D.

FINANCE & LEGAL SERVICES ASG Commercial is in touch with several lenders

who provide specialist finance to the hospitality

trade. Paul Hart (Director Commercial Sales) will be

delighted to discuss your financing requirements with

you and make an appropriate introduction. We have

access to a large team of legal experts who can act

in all legal matters arising.

VIEWING All appointments to view must be made through the

vendors selling agents:

ASG Commercial Ltd, 17 Kenneth Street, Inverness,

IV3 5NR

Tel: 01463 714757 Mob: 07799 896931 (Paul Hart)

07557 785879 (Jackie MacGregor)

E: info@asgcommercial.co.uk Web: 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 if one is set.

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