Holiday Lodges, Loch Awe

At a glance

Key Points

• A thriving holiday lodge business overlooking Loch Awe within 2 hours drive of Glasgow airport
• Consistently profitable
• Sleeps upto 42 guests in total with extant consent to develop further lodges
• Private house and additional land consented for lodges & glamping units by separate negotiation
• Also avaible with vacant possession for those looking to operate the lodges indepently of the hotel

Description

Situated in the loch-side village of Portsonachan, these 9 holiday lodges offer 1- to 3-bedroom accommodation on a desirable elevated 1.8-acre site. Built in stages from the late 1980's the business operates in conjunction with the Portsonachan Hotel.

The lodges are offered for sale fully equipped. Currently managed, utilising the hotel's existing marketing systems to deliver strong monthly returns.

Vacant possession is available, allowing a new owner to rebrand and direct the business as desired.

The lodges also present a potential opportunity for individual sale as second homes. https://www.lodgesonlochawe.com/

They comprise Stirling and Dunvegan Lodges, exceptional three bedroom detached properties with open-plan living, saunas, and loch-facing hot tubs on expansive decks; Carrick, Kilchurn, and Innes Connell Lodges, offering similar three-bedroom accommodations; and Eileen Donnan & Culzean, and Duart & Skibo Lodges, providing two- and one-bedroom options, respectively. All lodges feature en-suite facilities, leisure decks, and al fresco dining areas. The 5 detached lodges are Canadian cedar and Scandanavian pine. The semi detached lodges are Scotframe construction.

Each lodge enjoys private parking and quality furnishings, set against the stunning backdrop of Loch Awe. With the option of continuing the hotels management of the lodges they present a rarely available leisure investment underpinned by their individual vacant possession value as private holiday homes.

Available separately the land adjacent has planning permission for further lodges, 10 luxury glamping pods, with plans for 30 more in subsequent phases (stp).

Available area

The accommodation comprises the following areas:

The Location

The Lodges at Portsonachan enjoy a convenient location, being situated within a brief and easy drive or boat trip to local facilities and amenities available in the charming villages of Dalmally and Inveraray. Furthermore, Oban is also readily accessible from the lodges, offering a wider range of shops, restaurants, and services.

Loch Awe stands as one of the most iconic and celebrated lochs in all of Scotland, boasting an impressive shoreline that stretches for over 60 miles. This expansive body of water holds the distinction of being the longest freshwater loch in Britain, extending for a remarkable 26 miles. The loch is nestled amidst some of the most breathtaking and unparalleled scenery that the Scottish Highlands have to offer. For those wishing to explore further afield, the dramatic landscape of Glen Coe is located just over an hour's drive away. Loch Awe is not only visually stunning but also renowned for its exceptional fishing opportunities. The loch holds the Brown Trout record, with a remarkable catch weighing in at 31lb 12oz, and is highly regarded as a prime location for both trout and pike fishing enthusiasts. For those looking to take to the water, launch and mooring facilities are conveniently located just 400 yards from the Lodges at Portsonachan.

Around the shores of Loch Awe, visitors will discover a wealth of historical sites, providing a glimpse into the area's rich past. These include numerous ruined castles, each with its own fascinating story to tell. Perhaps the most famous of these is Kilchurn Castle, which stands proudly at the northern end of the loch, a testament to centuries of Scottish history. In addition to the castles, Loch Awe is dotted with many intriguing islands. One of the most interesting is Innishail, known as the Burial Isle for the Dukes of Argyll, and it is easily accessible, allowing visitors to explore this historically significant location.

Viewings

All viewings must be made through the Sole Selling Agents, we would ask at our clients request that no direct approaches to the business directly please.

Terms

Michael Paul Consultancy gives notice that these particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute any part of an offer or contract. Details are given without any responsibility and any intending Purchasers, Lessees or Third Party should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person employed or engaged by Michael Paul Consultancy has any authority to make any representation or warranty whatsoever in relation to this property (March 2025).
Michael Paul Consultancy is the trading name of Michael Paul Consultancy Limited which is registered in England and Wales.

Directions

From Glasgow Airport and the M8 take the A82 north signposted to Crianlarich on reaching Tarbert take the A83 to Inveraray passing the Loch Fyne Oyster Bar at Cairndow. At Inveraray take the A819, signposted to Oban and Crianlarich, travelling through Glen Aray for approximately 10 miles before turning left onto the B840, signposted to Cladich and Ford. Follow the road south for approximately four miles, arriving in the village of Portsonachan. The lodges are located on the left-hand side, accessed from the road by a private driveway.

Services

The Portsonachan estate provides a private water supply and drainage. Mains electricity with electric heating. There is 4G mobile coverage and BT phone and internet connectivity.

The Business

The lodges are currently operated in conjuction with the Portsonochan Hotel operation. Income for the lodges is derived from 2 sources direct bookings and upgrades from the hotels very successful accommodation voucher scheme. For example a customer might buy a voucher for four nights in the hotel (£296) and subsequently decide to invite friends by buying two further vouchers ( £592) making at total spend of £888. If this customer then chose to upgrade into a lodge this would add another £300 for the four nights, making £1188 for four nights in a lodge or £297 per night ( £247 Net of Vat ).

We are advised that total income from the 9 lodges is around £277,000 which includes those making direct lodge bookings.

Looking to the future there are opportunities to grow the business.

Planning and Licensing

We understand the lodges operate under the hotel license and do not have the required short term let license.
We have not managed to obtain copies of all the original planning consent for the lodges/chalets but understand the first 3 were developed in the early 1980's. In 1988 consent was obtained for 9 chalets. The 4 semi detached were built in the early 1990's. We understand they have all operated 12 months of year . All interested parties are advised to seek their own planning advice in relation to the lodges.

Tenure

Feuhold- The purchaser will purchase the property, business and all related assets as a going concern.

Business Rates

As the lodges are operated in conjunction with the hotel and we await further information regarding their rating assessment.

Finance

Michael Paul Consultancy is able to assist prospective purchasers by introducing sources of finance if required. Whilst we do not charge the
buyer for this service, we may receive an introductory commission from the lender or broker involved.

Further Information

A pack of property and business information can be made available to seriously interested parties.

Identity Checks/AML

In order to comply with anti-money laundering legislation, the successful purchaser will be required to provide certain identification documents.
The required documents will be confirmed to and requested from the successful purchaser at the relevant time.