13 West Moulin Road, Pitlochry PH16


12 Bedrooms
12 Bathrooms

  • Stunning and superior, Victorian Country Manor House (grade C listed property)

  • Excellent location within easy reach of a wide range of services and facilities in the in the historic town of Pitlochry

  • Simple and elegant business model with 10 exceptional and beautifully appointed letting bedrooms, all with modern en-suite facilities

  • Large opulent dining room, guest lounge and impressive kitchen facilities offering undoubted potential for new owners to expand trade

  • Includes separate 2-bedroom owners accommodation, plus mature garden grounds extending to 2½ acres with ample amenity and parking space

Wellwood Guest House is a traditional and prestigious Victorian manor house dating from 1881 enjoying an elevated position with views over the ever-popular town of Pitlochry and along the Vale of Atholl with Ben Vrackie. This substantial grade C listed property enjoys an exquisite trading location adjacent to the town centre with all facilities within a few minutes walk. The propertys attractive position and extensive garden grounds provide an air of splendour and tranquillity rarely seen. Both internally and externally the property offers generous amenity space for both guests and owners to relish. This substantial building reveals the charming qualities of its Victorian origins but reflects the highest level of comfort and service provision to its clientele reinforcing its 4-star grading. This is genuinely a unique business, ideal for a discerning new owner wishing to own a prestigious opportunity in the heart of Pitlochry.

The current owners have invested heavily into the infrastructure and décor of this high-end business. The outstanding property offers 10 stunning and individually decorated letting bedrooms offering superlative quality and comfort. The service areas include a modern, professional and well-equipped kitchen with additional food preparation, storage and laundry facilities. The trading elements coupled with spacious 2-bedroom owners accommodation make this an exceptional proposition.

Reason for sale
The present owners purchased Wellwood in November 2015 and have enjoyed remodelling this fine property into an impressive and rewarding business. However, it is their desire to retire from the hospitality sector that brings this excellent business and delightful home to the market.

Pitlochry is in the heart of rural Perthshire and remains one of Scotlands most popular holiday destinations catering year-round for visitors. The region is world-renowned for its access to outdoor activities, from hill walking and mountaineering to suit all capabilities, mountain biking trails, white water rafting and kayaking etc. Pitlochry is surrounded by spectacular scenery and is an ideal base for touring throughout the region to include Edinburgh, St Andrews, Loch Ness, Inverness, Braemar and Royal Deeside. Whether golf, castles, whisky trails, wildlife, fishing or just stunning scenery is the penchant for the visitor, Pitlochry is a superb base from where it is all accessible within a day trip.

The town itself is a thriving community benefiting from a host of retail outlets and recreational/tourist attractions. Pitlochry Festival Theatre (pft) offers a varied and exciting variety of events all year round drawing in many visitors to the area. Indeed, Pitlochry is a focal point for many activities which can be studied further at . The town is served by a main line railway station providing easy access to Inverness to the north and Perth, Glasgow and Edinburgh to the south. Pitlochry has schooling from nursery right through to 4th year of high school.

Trading aspects
Wellwood Guest House operated on a restricted seasonal basis, opening from May to October over the last year. The restricted season suited the owners lifestyle, however, a change in personal circumstances, has prevented them operating during the 2019 season. In 2018 they were able to trade successfully on a lifestyle basis, maintaining a strong level of turnover (£130,000) and strong profitability (£66,440). The main income stream is generated through the 10 quality en-suite letting bedrooms. The proprietors operate a superior establishment providing a high level of service and facilities. New owners could undoubtedly adopt a broader trading platform including the provision of evening meals and even offer a small function facility. There is realistic scope to extend the business further through the development of the grounds.

The vendors have invested heavily into the guest house making it a true turn-key operation. Wellwood has established itself as a popular destination boutique accommodation business benefiting from a high level of occupancy and being highly commended on numerous visitor review websites. The business has an active modern website a strong social media presence and utilises a number of portal websites.

The Guest Houses clientele is generated from the many holiday makers and visitors to Pitlochry and the surrounding region. Tourism is the key driver of trade in the town and includes those who play golf, fish, undertake walking and climbing holidays and those who prefer a more sedate odyssey of Perthshire and the Southern Highlands. The position and prominence of Wellwood is such that it is easy to locate for those who have booked via the internet or for the casual passer-by. The lion-share of room occupancy is booked in advance and forward bookings are always at a high level when available.

The property
Of traditional stone construction, built in 1881, Wellwood Guest House is a substantial detached villa under a pitched slate roof. The property offers opulent and spacious accommodation being laid out across three floors. The building benefits from many original Victorian features which adds to the charm of this impressive guest house. Set with mature grounds, the building has a unique ambience.

Guest accommodation
Entry to the property is into a smart vestibule which in turn leads into a charming reception hallway. It is apparent from the outset that the vendors have invested significant capital into this prestigious property, the high-quality décor and fixtures and fittings being of exceptional standard. Upon entry to the right is a spacious and welcoming guest lounge which is set to mixed period furniture. The bright and spacious dining room is situated to the left and can comfortably seat over 20 covers, benefitting from generous natural light streaming through 2 large picture windows. This attractive room has a beautiful bay window offering stunning panoramic views. The property has many majestic period features throughout such as high skirting boards, cornicing, picture rails and ceiling roses. In addition, the dining room has a feature open fire place with a Victorian marble surround.

Letting bedrooms
In total, the guest house has 10 letting bedrooms, all of which have quality en-suite facilities. Each room has been tastefully decorated with its own unique style and character being set with quality furniture and fittings. Room 3 is classified as a Luxury Room; rooms 2,7 and 10 are rated as Premium Rooms; 1,8 and 6 are Superior Rooms and the other 3 rooms described as Classic Rooms. Each room is equipped with hospitality trays, television, hairdryers and complimentary toiletries etc. Presented to a very comfortable standard with central heating and some beautiful touches. Rooms 1 and 2 benefit from underfloor heating. The rooms are currently configured as follows:

Ground Floor
Room 10 - Super-king bedroom and en-suite shower room with private access to grounds.

First / Second Floors
Room 1 - Superior King-size bedroom with en-suite bathroom with shower over bath
Room 2 - Super-king bedroom with en-suite bathroom with shower over bath
Room 3 - Super-king bedroom with en-suite shower room plus an in-room free-standing bath
Room 4 - Double with en-suite shower room
Room 5 - Double with en-suite shower room
Room 6 - Superior King-size bedroom with en-suite shower room
Room 7 - Super-king bedroom and en-suite shower room
Room 8 - Superior King-size bedroom with en-suite shower room
Room 9 - King-size bedroom with en-suite shower room

service areas
This property has a newly installed and attractive commercial kitchen complete with a range of modern fitted units and an extraction system. In addition, there is a separate bakery room. The kitchen and bakery combine to offer excellent workspace for a full commercial operation should new owners wish to trade more fully. Off the kitchen is extensive ancillary areas and storage space; including modern and new commercial pot wash room. The catering set up would allow new owners to undertake small functions etc. There is plentiful storage, including wine cellar, laundry and an office.

Owners / staff accommodation
Owners accommodation is situated over 2 floors. There are 2 spacious double bedrooms on the first floor and a family bathroom on the ground floor.

With excellent signage, Wellwood Guest House is a substantial property benefiting from an elevated trading location set with mature garden grounds. The property sits in around 2.5 acres which are set to lawns to the front of the subjects and grassed area to the side and rear. A shared access driveway leads to this large property which is set back from the main road. There is a large carpark to accommodate over 12 cars. There is a pond to the lower levels and there are garden sheds. The extensive grounds offer some development potential subject to obtaining the necessary consents.

Wellwood Guest House has mains electricity, gas, water and drainage. There are 3 independent boilers within the property which aid economy. The business is fully compliant with fire regulations with a completely new fire alarm system. The property is meets all environmental health requirements.

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