Kings Caves Glamping , Isle of Arran

Kings Caves Glamping offers an opportunity to own and operate an established local tourism accommodation business with a high profit potential, located in the scenic and highly popular Isle of Arran off the West Coast of Scotland.

The site offers a variety of lodges and motorhome Aires pitches, operational facilities and excellent potential to develop the business further with planning already in place to expand the unique, dog-friendly, tourist accommodation offering.

Kings Caves Glamping is a unique, natural retreat set within a 4.25-acre, rough meadow on the West side of the A841, with a scenic duck pond at the heart of the site.

The facility comprises of:

5 fully insulated luxury ensuite glamping lodges

Private car park with sufficient parking for guests and visitors

5 motorhome Aires pitches, two with electric hook up (EHU)

EV charging point

Motorhome service point with drive-over grey water drain, chemical toilet disposal and fresh water supply

Reception log cabin with waiting area, an office and toilet, linen store, utility room and staffroom with washing machine and dryer.

Outbuilding with bicycle storage and a 6-person guest hot tub

Safe fire pit area with seating and benches

Integrated sewage system and digester with soak away

Centralised hot water system to all lodges from a centralised eco-friendly air source heat pump

Site wide wifi and a 5 camera CCTV system

Lodges

The five luxury ensuite glamping lodges each extend to 20 sqm (215 sqft) and are fully appointed for self-catering visitors with a fully equipped kitchenette, each sleeping up to four guests with a king size bed and a pull out sofa bed, a dining area, a bathroom with shower and an outside decking area with views to the duck pond. Each lodge contains a smart TV, Bluetooth sound, LED lighting, electric heaters, and an outside decking area.

An indicative layout plan of the standard lodge and reception lodge is provided.

Development

Planning permission exists under reference 21/00386/PP for a total of ten glamping lodges and the site utilities have been specified for this volume. The site has a valid short-term letting licence (STL). Further details are available upon request.

The site has potential to obtain planning permission for a dwelling house or owners cabin, tied to the existing business.

TORMORE COTTAGE

(Available on Long Term Let)

The owners adjacent house is available to the purchaser on a long-term lease basis and would be ideal for the next custodians of the business.

Tormore Cottage, was built in 2021 and is a detached, 1½ storey villa with parking, garden grounds and panoramic windows offering excellent views of the Kintyre peninsula. The cottage contains the following accommodation:

Ground Floor: Hallway with storage, Lounge with dining area and quality kitchen, Two Bedrooms and Bathroom with WC.

Upper Floor: Two Bedrooms and Bathroom with WC.

The cottage extends to a gross internal floor area of 140 sqm (1,507 sqft) and indicative layout plans are provided.

Tormore Cottage is available for private rental for up to five years and further detail are available upon request to the joint agents.

BUSINESS

Kings Caves Glamping was developed in 2022 by the owners who operate the site remotely from abroad and are selling due to change of lifestyle.

The site is part developed at present with an opportunity to add further five lodges offering excellent growth potential alongside the ability to be open all year, accommodating single or multiple night bookings.

The business has a fully integrated online booking system with its own website www.kingscaves.co.uk and via Booking.com, Air BnB, Google and VRBO. Confirmed 2024 season bookings already exceed £30,000 which will be included in the sale (as of January 2024). Season starts 1st April 2024. The business has a five-star rating on Tripadvisor.

Accounts will be available after a physical viewing has taken place and we are in receipt of a Formal Note of Interest.

The business is offered for sale as a going concern to include all fixtures, fittings, equipment and tried-and-tested operating procedures. A formal hand-over by the owners will also be provided.

RATING

The rateable value is £8,200 and the property qualifies for 100% business rates relief via the Small Business Bonus Scheme, subject to occupier status.

PRICE

Offers over £450,000 are invited for our client’s heritable interest as a going concern.

LEGAL COSTS

Each party to be responsible for their own legal costs incurred.