Description

LOCATION

Glenmore Caravan and Camping Park is situated in an excellent trading location. The park lies only approximately 8 miles to the east of Aviemore, one of the main tourist resorts in Scotland, close to the banks of Loch Morlich. This is a highly popular area for tourists, benefiting from a significant influx of customers during the summer months, but also during the winter months for the skiing season.

The park is located at the foot of the Cairngorm mountains and is highly popular with customers partaking in outdoor pursuits both in the summer and winter seasons. The Glenmore Forest Park Visitor Centre (with cafe) situated adjacent and the Pine Marten Bar nearby provide out of park services to customers. In addition, there is a boathouse with restaurant and a range of water sports on the beach at Loch Morlich.

CAIRNGORMS NATIONAL PARK

The Cairngorms National Park is the largest National Park in the United Kingdom. Around 50% of the Park is recognised as being of international importance for nature. It has five of the highest mountains in the UK and 9 National Nature Reserves (including Glenmore). The Park welcomes around 2 million visitors each year.  Aviemore is the most visited town and Loch Morlich/Glenmore, one of the key attractions for visitors.

DESCRIPTION

Glenmore Caravan and Camping Park is situated within a site of generally level topography, sloping marginally from the front access point to the rear of the park. The site has significant open plan pitch areas, as well as forest pitches situated to the rear. There is access through woodland to the beach at Loch Morlich. In total, the site demise extends to approximately 25 acres.

ACCOMMODATION

Pitches

The caravan park has consent for 206 pitches, of which 111 have electric hook-up points. In addition, there is a significant tent pitch area.

Amenity Blocks

Two separate and virtually identical large modern amenity blocks, one to the front of the demise and the second to the rear. The amenity blocks provide sufficient ladies and gents toilets, shower facilities, laundry rooms and general wash areas.

Main Reception

Main reception building formed in a timber lodge structure. There is a front office/reception and a manager’s flat situated to the rear.

The flat has a lounge, kitchen, bedroom and bathroom.

Lodges

There is a planning consent in place for 38 lodges to be constructed on site.

Other

Storage sheds and various fresh water with grey water disposal and chemical disposal points.

Services

There are two septic tanks servicing the demise. The caravan park is connected to mains electricity. Water is provided from a private bore hole supply and there are LPG gas tanks.

RATEABLE VALUE

The premises have a Rateable Value of £64,000.

THE BUSINESS

Glenmore Caravan and Camping Site operates with touring pitches only. The property is situated in a superb trading location for a caravan park, with many income drivers, including significant tourist trade during the summer months from customers partaking in outdoor pursuits and trade during the winter months from the ski season, given the location at the foot of the Cairngorm mountains.

The business trades at a high level of sales and profitability. To year end February 2022, the business achieved total revenue in the region of £935,000 and an EBITDAR (Earnings Before Interest, Tax, Depreciation, Amortisation and Rent) in the region of £565,000.

A summary of the historic accounting information is provided below:

NOTE:  The business did not operate to year end February 2021.

THE OPPORTUNITY

Glenmore is a fantastic caravan and camping park, generating an excellent level of sales and profitability. The business currently operates for touring pitches only. There is considerable scope to adapt and change the park to include lodges (there is consent for 38 lodges to be added to the park), static pitches, glamping pods and yurts etc. Any changes to the current accommodation, including adding lodges, will require landlords consent. The site demise is extensive at 25 acres, with ample room for expansion.

Consideration may be given to offsetting an element of the premium against tenant capital expenditure. This will very much depend on the tenant’s future plans for the park.

ASKING TERMS

The site and business have been placed on the market based on a new long-term lease. The rent is £190,000 per annum and we are seeking Premium Offers Over £315,000 for the business. The lease will be on a tenant full repairing and insuring basis. We anticipate the lease will be for a term of 15 years with rent reviews at 5 yearly intervals. The lease length is open to negotiation dependant on a tenant’s long-term plans, and may include a future turnover rental calculation.

EPC

A copy of the EPC can be provided to interested parties.

ANTI MONEY LAUNDERING

The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, came into force on the 26th June 2017. This now requires us to conduce due diligence on property purchasers. Once an offer has been accepted, the prospective purchaser(s) will need to provide, as a minimum, proof of identity and residence.

IMPORTANT INFORMATION

BACKGROUND

Forestry and Land Scotland (FLS) do not directly operate the Caravan and Camping site and are landlords of the site.   FLS acquired the Camping and Caravanning Club’s (the operator) tenant’s interest on the 28th February 2022.   The Camping and Caravanning Club continue to manage the site under a management agreement which is due to expire on the 30th November 2022.

ACCOUNTING INFORMATION

The financial information contained within the marketing brochure and the detailed profit and loss accounts (which can be provided to seriously interested parties) are management accounts prepared by the Camping and Caravanning Club.  Whilst FLS are not aware of any inaccuracies in the financial information, they did not prepare the financial information and do not directly operate the business.   As such, FLS give no warranty whatsoever to an incoming tenant/purchaser in relation to the accuracy or otherwise of all financial information.  Any incoming tenant/purchaser must satisfy themselves through preparation of their own business plan on the likely future performance of the business.

TUPE/STAFF

As with the sale of any going concern business, staff who are employed at that business will transfer over to the purchaser/incoming tenant under TUPE regulations.  There are a number of staff on seasonal contracts and these contracts expire on a seasonal basis, although, where there are non-seasonal staff employed, then TUPE transfer will apply.

OFFERS AND CLOSING DATE

A closing date may be set during the marketing process, inviting offers from interested parties.  Our clients are not bound, at any time, to accept the highest or, indeed, any offer for the individual site.  In the event that a closing date is set, the interested parties who have previously registered interest with CDLH will be advised of that closing date.   At the closing date, interested parties will be advised of the assessment criteria for offers which are received.

SITE LICENCE

The park does not have a site licence as the park has benefited from approved organisation exemption.  The landlords are investigating whether this approved exemption can be retained under a new lease.  If it cannot be retained, the landlords will commence the process of obtaining a site licence.  It is anticipated a licence (if required) will be in place by Autumn 2022.

ADDITIONAL INFORMATION AND CONTACT

Visuals of the site are also available at:https://www.campingintheforest.co.uk/scotland/aviemore/glenmore-campsite#video

For any additional information please do not

hesitate to contact the sole letting agent.

Peter Darroch

07901 001311

E: peter.darroch@cdlh.co.uk

Alan Creevy

07901 001911

E: alan.creevy@cdlh.co.uk

CDLH

166 Buchanan Street, Glasgow

G1 2LW

T: 0141 331 0650

Floor Plans

There are no property floorplans available

Dataroom

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