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Portnellan - Business For Sale

Crianlarich, Stirlingshire, FK20 8QS

Offers Over £1,550,000

  • An outstanding holiday chalet business with principal house in highly sought after holiday destination area.

  • Portnellan House: 3 Reception Rooms, 5 Bedrooms

  • 5 holiday chalets owned by the business

  • 17 holiday chalets under management

  • Planning consent for an additional 16 chalets within architecturally designed “Clachan” and “Eco Village”

  • Reception building

  • Excellent amenity

  • Loch and river access

  • Excellent opportunity for lifestyle change


Portnellan presents a fantastic opportunity to purchase an established self-catering holiday property business and investment in the heart of the Central Highlands of Scotland. A family run business started in the early 1980's, Portnellan has gown year on year …


Portnellan presents a fantastic opportunity to purchase an established self-catering holiday property business and investment in the heart of the Central Highlands of Scotland. A family run business started in the early 1980's, Portnellan has gown year on year into a renowned holiday destination benefitting being nominated for Best Self Catering Accommodation in the region for the Visit Scotland Thistle Award.

This part of Scotland is a proven holiday destination, being centrally located, the rugged West Coast can be reached in under an hour, together with Britain's highest mountain Ben Nevis about an hour to the north. To the east lies the famous River Tay renowend for its salmon fishing.

Portnellan offers a fantastic opportunity for a buyer to step into a ready made busienss with significant scope for expansion together with owners accommodation available in Portnellan House.

There are 15 self-catering holiday properties available, 9 of which are fully or part owned with a further 6 under the management of Portnellan.

The Business has worked hard in recent years at establishing itself on Social Media platforms such as Facebook (www.facebook.com/portnellan) and Twitter (@portnellan) and also invested in technology with an informative and interactive website (www.portnellan.com) allowing customers to book direct with the owners. The business has also invested in the booking system Super Control ,which has transformed this part of the business and sreamlined the whole booking process.

The subjects are located to the east of Crianlarich in an attractive rural location benefiting from sensational views over the surrounding countryside, Loch Dochart, Loch Iubhair, the famous mountain range including Ben More, Stob Binnein and beyond. The village of Crianlarich is located 2 miles to the west and is a popular tourist destination and performs a vital role for the local economy. Facilities in Crianlarich include a nursery and primary school, local village store, hotel, pubs, restaurants and the Crianlarich railway station which is part of the famous West Highland Line. Further local facilities can be found in Killin (10 miles) including restaurants, hotels, banks, further primary schooling and medical services. The area is renowned for its outdoor pursuits with watersports available on Loch Tay, the River Tay, Loch Lomond and Loch Earn. For the hillwalker there are a number of challenging Munro’s nearby including The Crianlarich Alps, the Tarmachan Ridge, the Arrochar Alps and of course Glen Coe. An abundance of attractive low level and woodland walks are also in the area. There are golf courses at Killin, Kenmore, St Fillans, Dalmally, Comrie, Crieff and beyond all between 15 and 45 mins drive. Fresh run salmon and trout fishing can be taken on Loch Dochart and Loch Iuihair a short distance to the north with the famous River Tay immediately to the east.
Portnellan is ideally located for those looking to explore the rich natural and cultural heritage the area has to offer, being less than an hour’s drive from Oban to the west and an hour to Fort William in the north west. An hour from Stirling to the east and Glasgow is just over an hour to the south. Portnellan is also located within the the Loch Lomond and Trossachs National Park with Loch Lomond only half and hour’s drive to the south west.
The area is steeped in history including the Eilean Dochart Castle a short distance to the west. The castle was built on a small wooded island on Loch Dochart by Sir Duncan Campbell, between 1583 and 1631, and was burned down in 1646. Loch Dochart eventually feeds into the famous Falls of Dochart in the nearby and beautiful village of Killin.
Another point of interest is that the hills surrounding Portnellan and Crianlarich have long been known to contain valuable mineral deposits including gold and the recently reopened gold mine at Cononish, on the northeast shoulder of Ben Lui.

Portnellan is nestled at the foot of Ben More, one of the most popular Munro’s in the Loch Lomond and Trossachs National Park. The property comprises Portnellan House and 15 privately owned holiday properties in attractive landscaped grounds surrounded by mature woodland. The properties are of timber construction with fully engineered trusses under pitched Marley tiled roofs, UPVC double glazing and built to modern day building standards. The accommodation ranges from 1 to 3 bedrooms with VISITSCOTLAND quality assurance ratings of 4 and 5 star. There are five property designs providing attractive and practical accommodation and finished to a very high standard. All of the properties benefit from outside space including decking areas, private balconies, patios and gravelled car parking areas.
The properties are located at different levels on the site with many benefitting from spectacular views of Ben More and Glen Dochart. The properties are accessed via a private tarmac road leading from the A85 to the north.

The properties have been finished to a high standard and benefit from the following accommodation:
Fisher, Stalker, (4 Star Accommodation)
1 Bedroom, Bathroom, Open Plan Sitting Room, Kitchen and Dining Area. Extending to approximately 52.30 sq.m (562 sq.ft)
Otter, Osprey (Quarter Share), Whooper (Quarter Share), (4 Star Accommodation)
2 Bedrooms, Bathroom, Open Plan Sitting Room, Kitchen and Dining Area. Extending to approximately 49.89 sq.m (537 sq.ft)
Pinemarten, Raven, (5 Star Accommodation)
Bedroom 1 with en-suite Shower Room, Bedroom 2, Bathroom, Hall, Open Plan Sitting Room, Kitchen and Dining Area. Extending to approximately 72.12 sq.m (776 sq.ft)
Kestrel (Half Share) (4 Star Accommodation)
3 Bedrooms, Bathroom, Open Plan Sitting Room, Kitchen and Dining Area. Extending to approximately 65.15 sq.m (701 sq.ft)
Buzzard (4 Star Accommodation)
Bedroom 1 with en-suite Bath Room, Bedroom 2 with en-suite Shower Room. Kitchen/Dining Area. Sitting Room. Extending to approximately 72.09 sq.m (775 sq.ft)
All of the holiday properties have electric heating, 4 ring ceramic electric hobs and ovens, dishwashers, washing machines/tumble dryers and fully fitted kitchens. The bedrooms are carpeted, kitchen floors are tiled or laminate. All bathrooms and shower rooms have toilets and wash hand basins, baths have showers over, 5 star have bidets and all have tiled floors. All of the properties are equipped with LCD televisions and have double glazing throughout. The estate is installed with a complete WiFi facility.

The subjects also benefit from a timber built reception building with office and storage areas.

Portnellan House is located on the northern part of the site and enjoys and elevated position with attractive views over the surrounding countryside. The house is of traditional style and arranged over two floors under a pitched slate roof and Irish Linen in colour painted harled exterior. Internally, the house has been finished to a very high standard with quality floor coverings and recently refurbished rooms throughout including a hand built Charles Rennie MacKintosh kitchen. The house also has a spacious drawing room, a dining room with its own bar area, a TV snug providing an area ideally suited for relaxing in. Externally, the house has a private drive, attractive garden ground to the rear, a chicken run and pond and a parking area laid to tarmac. The house is currently used for self-catering holiday lets, but would equally provide owners accommodation.
The accommodation for the property is as follows:
Ground Floor
Entrance Vestibule. Hall. Snug. Drawing Room. Dining Room. Bar/Pantry. Dining Kitchen. Utility Room. Conservatory. Rear Porch. W.C.
First Floor
Master Bedroom with en-suite Bathroom. Bedroom 2. Bedroom 3. Bedroom 4 with en suite Shower Room. Bedroom 5 with en-suite Bathroom. Family Bathroom.

Portnellan is a family business started in 1980 and developed year on year and the current owners have managed to capture significant repeat lettings in this proven holiday location. In recent years the business has seen an average occupancy rate of in excess of 60%. The business has been performing well in recent years and showing a consistent turnover and net profit. Full detailed accounts can be made available to seriously interested parties on request from the selling agents.
The current owners have a very proactive approach to marketing and have a significant web advertising presence on a range of websites including: www.ownersdirect.co.uk , www.visitscotland.com , www.holidaylettings.com.uk and www.iknowscotland.co.uk to name a few. The business benefits from online booking system Super Control, all forward bookings will continue to be taken and passed to the purchaser at the time of transfer.
Portnellan House is also let as self-catering accommodation and sleeps 10 people. The current owners started letting the house for self-catering in June 2014 and already has an impressive gross profit and good level of advanced bookings. Further details are available on request.
An inventory will be taken and agreed with any intending purchaser and passed to the purchaser at transfer.
Some of the lodges are half owned and quarter owned by the business and third parties. Full details of the shared ownership are available on request.
The following properties are in shared Ownership:
Kestrel (half share)
Osprey (quarter share)
Whooper (quarter share)
The following properties have been sold to third parties and do not form part of the sale:
Eagle, Heron, Ptarmigan, Gamekeeper, Ghillies.
For the above properties Portnellan has a successful and structured management contract with the owners of these properties to include maintenance, housekeeping and marketing the properties on the holiday market. For full details can be made available to seriously interested parties.
There are salmon and trout fishing rights on Loch Dochart and Loch Iuibhair with an area of ground in the ownership of Portnellan and an access agreement in place with the neighbouring landowner, with the potential for the erection of a boathouse facility. Current income for fishing permit sales is in the region of £1,000 per annum, there is scope to improve the fishing offering with further management and input.

Portnellan House has a rateable value of £1,296. All properties at Portnellan fall under the SME business rates scheme which is rates exempt until 2017.

Water: Private
Electricity: Mains
Drainage: Private Communal Septic Tank
Heating: Portnellan House: Oil Central Heating
Holiday properties: Electric Heating

VAT is not applicable to the purchase price in this instance.

From Stirling exit the M9 at Junction 10, signposted Crianlarich. Take the A84 for about 30 miles passing through Lochearnhead. The road at this point becomes the A85, proceed for a further 14 miles and Portnellan is clearly signposted on the left. Follow the drive up hill and take the right fork in the road and Portnellan House is at the top of the hill.

Entry to Portnellan will be by mutual agreement.

Portnellan benefits from three planning consents, a 16th holiday property can be developed under the original planning consent for 16 chalets under application S/79/908, a second consent for a serviced plot for a holiday property (ref: 2004/0251/DET) and a site for 16 chalets/cottages and reception/function building on a site to the west of the lodges and Portnellan House (ref: 2010/0046/DET). A Woodland, landscape and biodiversity survey report has now been submitted and approved.
Any planning enquiries should be made to:
Loch Lomond and Trossachs National Park Authority, Carrochan, Carrochan Road, Balloch, G83.
Tel: 01389 722 600. info@lochlomond-trossachs.org. www.lochlomond-trossachs.org

Information relating to the business including audited accounts, planning consents and other pertinent information are available to seriously interested parties on request. Please contact the selling agents for further information.