Kilcamb Lodge Strontian, Argyll

Kilcamb Lodge Strontian, Argyll, PH36 4HY A unique opportunity to purchase a charming country house hotel or lifestyle business on the west coast with an idyllic setting overlooking Loch Sunart.

Fort William 24 miles, Oban 50 miles, Glasgow Airport 106 miles (All distances are approximate)

Accommodation & Amenities An attractive former hunting Lodge with 4 reception rooms, 11 bedroom suites and ancillary accommodation

Detached bungalow with 3 bedrooms suites

17 acres of beautiful loch-side, gardens, meadow and attractive mixed mature woodland

Derelict waterside Victorian Bathing House with development opportunities

415 metres of foreshore On Loch Sunart including two deep water moorings

Wonderful opportunity to acquire an existing hotel business or alternatively as a private Lodge with flexible business potential in a spectacular waterfront position About 17.80 acres

Edinburgh 80 Queen Street, Edinburgh EH2 4NF Tel: 0131 222 9600 [email protected] knightfrank.co.uk Situation Kilcamb Lodge is a handsome and beautifully presented country house which sits majestically overlooking the spectacular Loch Sunart on the beautiful Ardnamurchan Peninsula. Currently run as a most successful and award winning country house hotel, Kilcamb Lodge boasts one of the most stunning locations on the British Isles, both in terms of business and lifestyle. The area is the gateway to both the islands of Mull and Skye via arguably the most scenic route in Scotland. With (optional) ferry access taking just 3 minutes across Loch Linnhe, there is an instinctive romantic feel to the approach of the property. From Kilcamb Lodge, along Loch Sunart, the scenic rewards are outstanding – seal islands, stunning bays, white sandy beaches, easy inner Hebridean Island access, whale watching, and lunch in Tobermory (45 minutes by rib). The village of Strontian is only a 5 minute walk away and has all the benefits and facilities you could wish for including a shop, post office, pub, highly acclaimed school, doctor’s surgery, fire brigade and paramedics. More extensive services are available in Fort William (24 miles). The Ardgour ferry terminal (Corran Ferry) is 14 miles away providing swift access to Fort William, Glasgow (110 miles) and Edinburgh (139 miles). The countryside around Kilcamb Lodge is most of the spectacular scenery in Scotland, a fantastic base for exploring the peninsula with a great variety of outdoor activities available. Fishing, sailing, mountain biking, kayaking, skiiing and whale watching are all available nearby. As well as an outstanding coastline, there is an abundance of wildlife in the area including otters, seals, porpoises, deer, golden and white-tailed eagles. Stalking, fishing and shooting are all available to rent on nearby estates. Fort William has a daily train service to Glasgow as well as a sleeper service to London Euston. Both Inverness airport (98 miles) and Glasgow airport (106 miles) provide flights to London and a range of national and international destinations. Historical Note Kilcamb Lodge is purported to be one of the oldest stone Kilcamb Lodge has since been the home of a minister, the Kilcamb Lodge has been owned and operated by the Fox houses in Scotland, dating back to the 1700’s. Most landed gentry when it was used as a hunting lodge and family since 2003. Over the past 18 years of tenure, they buildings of the time were made of wood and have long immediately after World War II, Dr Fraser Darling resided have invested in significant improvements and renovations since disappeared. The word “Kil” in Gaelic means Church at Kilcamb where he wrote the widely acclaimed “West to the Lodge which has dramatically increased turnover. but the only link with the church comes from “The List of Highland Survey”. It was finally in 1960 when Kilcamb The hotel has won many accolades over the years, including Ancient Monuments and Historical Buildings in the Parish of Lodge became a hotel and it has been during the ownership Scotland’s most Romantic Hotel, Best Boutique Hotel in the Ardnamurchan 1745”, where it is referred to as “Old Church of our client’s that Kilcamb Lodge has received considerable UK and constant 5* reviews on Trip Advisor achieving the and Barracks, Kilcamb, Strontian”. Possibly, it was used as financial investment to become one of the most admired 2020 Travellers Choice Award. a place of worship as well as a military stronghold used to small luxury hotels in Scotland. seek out those loyal to Bonnie Prince Charlie. Description Kilcamb Lodge Hotel is a quite magnificent former shooting lodge set within a stunning 18 acres of mixed Loch frontage meadow and woodland. It has been run as an award winning hotel (voted Best Small UK Country House Hotel in 2019 by Best Loved Hotels) with a healthy, high profit turnover and which for the past 18 years has attracted a variety of high profile guests. With a four star, three rosette rating, The Kilcamb is recognised as being one of the more outstanding venues in, not only the UK but particularly in Scotland and with a very high repeat business. Accessed via a private tarmac driveway, the approach down to Kilcamb with the loch beyond is very special. The house includes 4 principal reception rooms and 11 bedroom suites with ancillary accommodation. In addition, there is a 3-bedroom cottage together with two purpose built portable accommodation units all of which are used for staff accommodation. The policies surrounding Kilcamb Lodge extend to about 17.80 acres in total. This includes 5.48 acres of gardens and meadow leading down to the shore. There is also 11.63 acres of attractive mixed mature native woodland. The former Victorian bathing House at the south western boundary provides a wonderful opportunity for development with plans prepared to create a luxury suite. There is also expired consent for an extension to the hotel together with three self-catered units within the woodland. Kilcamb Lodge includes 415 metres of foreshore to Loch Sunart. Whilst run as a successful hotel, Kilcamb Lodge offers a multitude of options to a buyer. A wing of the building could be easily separated to form a comfortable owners apartment with three or four bedrooms or alternatively Kilcamb could provide a magnificent private house with or without income potential.

Kilcamb Lodge Kilcamb Lodge is approached off the main road (A861) just outside the village of Strontian. The tarmac driveway sweeps down to the spectacular waterfront setting with a parking area to the side of the house. The house is understood to date back to the 1700’s and has The accommodation is over two storeys as follows: ensuite shower room with separate bath (Room 7), Premier been sympathetically renovated by the current owners over Loch View Suite with ensuite shower room and separate Ground Floor: entrance porch, lounge & bar rooms (with the last 18 years, including new bathroom suites, double bath (Room 8), Small Garden View room with ensuite shower wood burning stove), drawing room (with open fireplace), glazing throughout and new wood burning stoves. It has room (Room 9), King Garden View room with ensuite shower twin W.Cs, wine store, dining room, office, commercial retained many of its period features including the open room (Room 10), Superior King Garden View room with kitchen (with washing area and dry store), still room, staff fireplaces and timber clad walls and ceilings. The design ensuite bathroom (Room 11). room, laundry, chef’s office, fridge room, workshop and W.C. of the house has been carried out with great thought with Second Floor: Premier Loft Suite with separate sitting area all the principal rooms benefiting from glorious views over First Floor: landing, Loch View room with balcony and and ensuite bathroom (Room 12). Loch Sunart and the mountains beyond. The reception ensuite shower room with separate shower (Room 1), rooms are generously proportioned including the dining Standard Garden View room with ensuite bathroom (Room The majority of the bathrooms benefit from underfloor room with seating capacity for 22, the large drawing room 2), King Garden View room with ensuite bathroom (Room heating and heated mirrors. with wonderful views and open fireplace and the lounge/ 3), Premier Loch View room with separate sitting area and bar occupying two rooms linked together with wood burning ensuite bathroom (Room 5), Loch View Superior room with stove and loch views. ensuite bathroom (Room 6) Loch View Superior room with

Approximate Gross Internal Floor Area Reception 7,297 sq ft / 678 sq m Bedroom This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars. Bathroom Kitchen/Utility Storage Outside Bungalow Formal Policies To the rear of the house, there is a detached bungalow with The gardens and grounds at Kilcamb Lodge extend to accommodation as follows: a total of 17.80 acres in total. This includes 5.48 acres of lawn and sweeping meadow leading down to the shore. To Entrance hall, sitting room, kitchen and three bedroom the west of the house there is about 11.63 acres of mature suites. native woodland providing privacy and a haven for wildlife. Behind the cottage are two purpose built portable Kilcamb benefits from about 415 metres of foreshore to accommodation units which together with the bungalow are Loch Sunart as well as two deep water moorings. used for staff accommodation. At the south western boundary is a former Victorian Bathing House. This provides residential development potential and architects plans have been put together by the owners (see Development Opportunities). Residential Schedule Property Occupancy Services Rating EPC Rating Kilcamb Lodge Business Use Mains electricity, LPG gas central heating, mains water supply and private drainage. ….. …. The Bungalow Service Occupancy Mains electricity, electric panel heating, mains water supply and private drainage. …. …. Directions From the A82 travelling north towards Fort William, cross to The hotel is run for 11 months of the year with January used the Ardnamurchan Peninsula via the Corran Ferry and after for carrying out general maintenance. The hotel runs disembarking turn left onto the A861. Continue for about 12 between 10 – 13 staff per year. The Head Chef has been miles until reaching the village of Strontian. Cross over the there for 11 years and is featured in the Michelin Guide. River Strontian and after a few hundred metres up the hill, The restaurant at Kilcamb offers a wonderful fine dining the tarmac entrance is on your left. experience and an excellent reputation. As well as the main restaurant, Kilcamb also has the Driftwood Brasserie which The Business is less formal and operates for lunch and dinner throughout the year. The owners have chosen to run Kilcamb Lodge as an award winning and highly profitable small country house hotel over Kilcamb has been used for exclusive use events in the past the last 18 years. It is marketed through its own excellent with wedding held in the grounds with up to 120 guests. website (www.kilcamblodge.co.uk) together with booking.com. Development Opportunities Licensing Kilcamb Lodge provides some development opportunities The business operates with all the necessary licenses. These documents will be required for all individuals who will for the new buyer. Planning consent was granted in 2009 appear on the title once the transaction is complete. (ref no: 13/00096/FUL) for a 7-bedroom extension to the Trading Information hotel together with an additional three woodland bedrooms. Overseas Purchaser(s) The consent expired in April 2016. Further details are available from the selling agents. Any offer(s) by a purchaser who is resident outwith the The derelict waterside Victorian Bathing House also offers United Kingdom must be accompanied by a guarantee from a development opportunity. Whilst planning permission has Health and Safety a bank that is acceptable to the seller. not been applied for, architects’ plans have been drawn up Given the hazards of a rural property we ask you to be as to create an idyllic luxury suite overlooking the water. The vigilant as possible when making your inspections, for your Closing date plans are available on request from the Selling Agents. own personal safety. A closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the Solicitors Viewing selling agents. The seller reserves the right to conclude a DWF LLP, 2 Lochrin Square, 96 Fountainbridge, Edinburgh, Strictly by appointment with the Selling Agents Knight Frank bargain for the sale of any portions of the subjects of sale EH3 9QA. Tel: 0333 320 2220 (tel: 0131 222 9600). ahead of a notified closing date and will not be obliged to Email: [email protected] accept the highest or any offer for any part of the subjects of Offers sale. Local Authority Offers should be submitted in Scottish legal form to the The Highland Council, Glenurquhart Road, Inverness, selling agents. Prospective purchasers are advised to Conditions of Sale IV3 5NX. Tel: 01349 886606 register their interest in writing with the selling agents 1. Title following inspection. The subjects are sold under the conditions in the Title Entry Deeds, rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will Entry is available by arrangement with the seller. Anti-Money Laundering be sold as possessed by the Seller and no warranty is All offers to purchase the property (regardless of whether given. the offer is on a cash basis or subject to loan funding) must Timber and Minerals be accompanied with evidence of Source of Funds. This can 2. Deposit All standing and fallen timber and the mineral rights are be in the form of a bank statement showing the purchase On conclusion of missives a deposit of 10 per cent of included in the sale insofar as they are owned. price, a financial reference from a bank / funding source, the purchase price will be paid with the balance due at or confirmation from a solicitor that the purchaser has the date of entry. This deposit will be non-returnable in Household Contents sufficient funds to complete the purchase. the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents. The working contents of Kilcamb Lodge will be included in In addition, the purchaser must supply certified copies of the sale. A selection of personal items will not be included his/ her passport and confirmation of residence in terms in the sale. acceptable under anti money laundering (AML) legislation. Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated March 2021. Photographs dated 2020. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com. Kilcamb Lodge

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