Kinross House in Grantown on Spey,Moray.

£500,000 Freehold

Location – Grantown on Spey

Grantown On Spey – Situated within the Cairngorms National Park Grantown is the Capital of Strathspey and a leading tourist resort. It has a fine shopping centre, first class hotels and guest houses, Primary and Grammar schools offering education to university entrance standard. 

Sporting facilities include 18 hole golf course, superb leisure centre with 4 court sports hall, climbing wall, fitness suite and 20m pool, excellent Salmon and Trout fishing in the River Spey and other waters, 8 tennis courts, bowling green, children’s recreation park and forest walks through Grant Park. 

There are many places of interest to visit in the area with Grantown being the gateway to the Malt Whisky Trail. The Grantown Heritage Centre is open through the summer and Highland Games are held at different venues throughout the Spey Valley. 

Within easy reach are the Cairngorm Mountains for winter sports facilities and hill walking. 

The sandy beaches of the Moray Firth are also close by. 

Other distances from Grantown on Spey – Aviemore 15 miles; Elgin and Inverness 34 miles; Aberdeen 80 miles; Perth 95 miles.

General Information

Kinross House is an elegant granite and slated traditional Victorian Villa, which still maintains many original features and stands in attractive grounds of approximately 0.45 of an acre (sts). It has been trading for many years as a successful Scottish Tourist Board 4 Star Guest House.

The current owner has intelligently developed the business over many years bringing it to the market as a strong trading entity.

The guest accommodation is over three floors including nine letting bedrooms and owners accommodation.

The private quarters which are self-contained and separate from the guest accommodation consists of a double bedroom with en-suite and a separate office/bedroom on the first floor. There is also a sun room/lounge and utility area which are accessible via the kitchen.

Outside, there is a shingled driveway which can accommodate several cars, a granite outbuilding presently used as a gym, which also contains a sauna plus secure and open storage areas and a large timber garage.

The whole garden area extends to approximately 0.45 of an acre (sts) and is laid to lawn, interspersed with shrubbery borders and ornamental trees. There is also a sheltered patio area and an outside cold water supply.

The property benefits from a hotel telephone system, oil fired central heating, a Rayburn oil fired stove, 5 burner Calor gas hob and separate electric fan oven.

Details of Guest House Business

The Business turnover in 2017 was £70,000 – a 16.75% increase in business in 2017 compared to 2016. 

Tourist numbers are on the rise especially with the promotion of the North Coast 500 route.

 Alot of repeat trade and there are regular groups of birdwatchers, fishermen and golfers staying throughout the year.

Accommodation provider for a number of Walking tour operators. Grantown on Spey is a stop off point on the Speyside way walk .

Contracted to provide bed and Breakfast for a Rabbies tour guide six nights a week from April to November. Now renewed for 2018.

Accommodation provider for some Whisky tour companies. e.g Scottish Routes and Wind & Cloud.

Summer and Winter Mountain Leader training courses by Pete Hill MIC, FRGS are based at Kinross House

Summary Information

  • 9 Bedroom Victorian Guest house
  • Rated as Scottish Tourist Board 4 Star Guest House.
  • 5 bedrooms en-suite
  • Separate Owners Accommodation Annexe
  • Guest Lounge and Dining Room
  • Extensive Kitchen, Utility and Laundry Rooms
  • Grounds of 0.45 acres.
  • Outbuilding with potential (subject to planning permission)
  • Off road parking for a number of vehicles

For an informal chat and to view the property call:

T: (01479) 872042


More Information

Property EntryThrough double timber doors to vestibule with “Minton” mosaic tiled floor and etched glass door and side panels to hallway.

Hallway: 4.95m (16’3”) x 2.62m (8’7”) approx.
Impressive entrance hall with elegant pitch pine stairway with carved newel posts and spindles to first floor accommodation.

Drawing room (Guest Lounge): 5.79m (19’0”) x 4.80m (15’9”) approx.                               The welcoming lounge with its beautiful bay windows to the front has a feature fireplace with timber surround and cast iron insert. There is also a traditional adjacent wall press.

Dining room: 5.56m (18’3”) x 4.72m (15’6”) approx.                                                           The bright and generous dining room provides ample space for multiple person dining.A delightful feature of the room is the large bay window looking out to the front gardens. Another impressive feature of the room is the fireplace with marble surround and cast iron insert and a traditional adjacent wall press.

Bedroom 8  4.88m (16’0”) x 3.63m (11’11”) approx.
Large double room with private bathroom

Bathroom 3.12m (10’3”) x 3.04m (10’0”) approx.
The light and airy bathroom has a large opaque window and 4 piece suite with bath and walk in shower

Bedroom 64.7m (15’5’’) x 3.8m (12’5’’) approx. (inc en-suite)                                       Ground floor Twin/super king room with en-suite shower.

Rear Hall: 3.10m (10’2”) x 1.22m (4’0”) approx.

Kitchen: 4.50m (14’9”) x 4.06m (13’4”)
Well fitted kitchen with comprehensive range of base, wall and drawer units, complementary work surfaces and tiled surround. Oil fired Rayburn cooker/stove, electric double oven, 5 ring Calor gas hob plus one and a half bowl stainless sink unit, separate “hand wash” sink and Miele commercial dishwasher.Windows to both aspects – one with window seat and eating area.

Utility: 5.49m (18’0”) x 3.25m (10’8”) approx.
Incorporating shelved pantry (7’0” x 5’4”) plus food/drink storage cupboard and fridge/freezer area.

Laundry: 4.67m (15’4”) x 1.83m (6’0”)
Housing oil boiler and large capacity hot water cylinder plus commercial washing machine and dryer.

Sun Room/Lounge: 4.27m (14’0”) x 3.73m (12’3”) approx.                                               This light and comfortable room has a timber effect overlay to the floor, beamed ceiling and satellite TV connection. Double doors lead to the attractive garden and patio area.

First floor accommodation:

Landing: 3.84m (12’7”) x 3.73m (12’3”) approx

Bedroom 1: 3.96m (13’0”) x 3.76m (12’4”) approx. (inc. en-suite)
Single room with en-suite shower.

Bedroom 2: 4.27m (14’0”) x 4.04m (13’3”) approx. (inc. en-suite)
Twin/double room with en-suite shower.

Bedroom 3: 3.12m (10’3”) x 3.05m (10’0”) approx.
Single room with wash hand basin.

Bedroom 4:4.83m (16’10”) x 3.05m (14’0”) approx. (inc. en-suite)
Family room – double and single with en-suite shower.

Bedroom 5: 4.83m (15’10”) x 3.73m (12’3”) approx. (inc. en-suite)
Double room with en-suite shower

Bathroom:3.38m (11’1”) x 2.13m (7’0”) approx.
3 piece suite with enamelled bath and electric shower over. Tiled walls and laminate flooring.

Second floor accommodation:

Landing: 3.61m (11’10”) x 2.13m (7’0”) approx.

Cloakroom/WC: 0.99m (3’3”) x 0.81m (2’8”)

Bedroom 7: 3.68m (12’1”) x 3.51m (11’6”) approx.
Family room – double and single with wash hand basin.

Bedroom 9 4.85m (15’11”) x 3.51m (11’6”) approx.
Single room with wash hand basin.

Owners’ accommodation:

Bedroom 10: 4.50m (14’9”) x 4.11m (13’6”) approx.
Double bedroom with built-in storage units.

Bathroom: 2.79m (9’2”) x 1.83m (6’02”) approx.
4 piece suite with bath and walk in shower

Office/Bedroom 11: 5.03m (16’6”) x 2.92m (9’7”) approx.

Outside: Gravelled driveway allowing off road parking for several vehicles.

Granite building: 6.25m (20’6”) x 5.53m (11’7”) approx.
Bothy, Stone and slated outbuilding which, subject to planning, offers potential for conversion. Within the building at present is housed a sauna (6’7” x 5’11”) and gym.

Garage: 5.79m (19’0”) x 2.90m (9’6”) approx.
Timber framed building with pitched corrugated metal roofing.

Secure and Open Store: 3.10m (10’1”) x 2.09m (6’8”) approx. combined
Lockable outside storage cupboard and open fronted stone walled storage area.

Front and Rear Gardens:

Attractive garden grounds which extend to approximately 0.45 of an acre (sts), which are laid to lawn interspersed with shrubbery and ornamental trees. There is also a patio area and outside cold water tap.