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Price:
Leasehold - £165,000
Seller Ref:
TheOldInnSkye
Location:
Scotland, Isle of Skye, Carbost
Business Type:
Commercial Property, Corporate Businesses, Hotels
The Old Inn is a highly attractive and traditional hostelry nestling on the shores of Loch Harport, on the Isle of Skye, enjoying its own shingle beach and access to the Loch. The original Inn is complemented by the Lodge which provides modern en-suite facilities with the cottage and the Bunkhouse providing self-contained accommodation. Many aspects of the business, be it the Inn or the accommodation have delightful views of the Loch making it a most tranquil setting for holiday makers and a most enjoyable working environment. The subjects have a large footprint and include 2 car parks, external seating with barbecue area plus many out buildings. The Inn is a most pleasant property with many attractive original features. These cosy and comfortable premises drive a high level of food trade throughout the day from the high level of footfall visiting the Talisker Distillery some 150 metres away. In 2010 it was reported that the Talisker Distillery visitor centre attracted over 50,000 people. The two main accommodation units are of modern construction providing an excellent level of comfort for a wide client base. The bunkhouse is often utilised by larger groups such as colleges, schools and climbing groups taking advantage of the adventurous activities so well catered for within the immediate vicinity. This budget accommodation is very popular with Individuals and groups wishing to have an extended stay on Skye. In addition, the present operation allows for sailors anchored within the Loch to use the shower facilities within the bunkhouse. The Lodge provides 5 en-suite rooms on a bed and breakfast basis which is more suited to individuals or couples holidaying and who desire a greater level of comfort. The Old Inn trades effectively by combining a high level of personal service with quality cuisine utilising a range of fresh local produce. The accommodation commands breathtaking views of the Cuillin Mountains, and over to the islands of Canna, Eigg and Rhum. The current owners take a ‘hands off’ approach to the operation of the business and rely heavily on their excellent team to execute the business aims. This allows for new motivated owners to come in and take a more active role in the business which could increase profitability. The Isle of Skye is an established tourism destination and is generally assured of high levels of visitors during the main trading season which runs from Easter to October. The current owners trade the business for 9 months of the year which allows ample time for staff holidays etc. However, it may be that new proprietors’ may wish to drive trade to higher levels by maintaining trade on a year-round footing as does the Talisker Distillery.
The Inn is generating a growing reputation which in turn is increasing turnover with the bulk of income being generated in the main tourist season. Skye is renowned the world over as a mystical island and one which attracts both the hardened explorer and those seeking a romantic escape. Its established tourism industry plus its historic heritage will continue to draw in visitors. The Inn is popular with a mix of clientele from year-round local trade, businessmen, and a healthy mix of tourists including walkers, climbers, fishermen and those enjoying water-sports such as kayaking, windsurfing and canoeing. The attractive village of Carbost on the shore of Loch Harport is situated on North West of the Isle of Skye and backed by the Cuillin Mountains. There are a number of shops located in the village of Carbost which is 32 miles from the Skye Bridge, 8.5 miles from Sligachan and 17 miles from Portree; the Isles main centre of commerce. Portnalong is Gaelic for “harbour of the ships” and was founded by crofters from Lewis and Harris in 1921. A number of activities are provided from the village and surrounding area such as golf, guided mountaineering, nature walks and fly fishing tuition to name but a few. In addition to tourism, the island is highly popular with naturalists and also ornithologists who find birds of prey, waders and a host of seabirds in the locale. Skye’s rugged Cuillin Mountains are known to walkers and climbers the world over and the many prolific hill lochs offer the angler an opportunity to catch spectacular native wild brown trout. An abundance of wildlife can be observed both within Loch Harport and the surrounding hills including otters, seals, eagles, buzzards and deer.
The present owners purchased the Hotel in 2005 and have enjoyed a rewarding lifestyle running and developing the business. During their tenure they have undertaken significant development improvements and it is their wish to focus on new challenges that brings the property to the market. They readily accept that new proprietors could develop this currently successful business further.
THE PROPERTY
The main property is of traditional build of whitewashed stone under a pitched slate roof and is set over two floors. The accommodation buildings were built in the 1990’s.
The Inn
The Inn’s main entrance is accessed from the main road or lower car park via a path leading down to a side entrance which also continues to the external seating area which has views over the Loch. Entry is into the main service area which has a sturdy wooden floor, feature stone wall and low ceilings. These elements coupled with the wood burning stove and tasteful wall lights combine to provide a traditional cosy environment. This area is ‘L’ shaped with the main servery bar to the Loch side of the building which is of wood construction and displays a number of locally produced ales. This main area can comfortably accommodate circa 48 customers. To the right of the servery is a separate dining area to seat 16 guests with a further dining area, known as the breakfast room, which also has 16 covers; this latter area has windows overlooking the Loch hence its desirable use as the main dining area throughout the whole day. Off these service areas are ladies and gent washroom facilities and through a corridor is an external entrance which leads to an outdoor pavilion which has a pool table and is used as a general gathering area. The Inn drives most of the trade through the business and is in use throughout the day as a generalist café operation with a more traditional dining trade during the evening. The Inn Operation is supported with a good sized commercial kitchen which is well-equipped. In addition there is a general food preparation area and ample storage. There is supplementary storage outside the main building and a good-sized cellar.
Within the main building is private accommodation which is set on the first floor and has 2 double bedrooms, a lounge, a kitchenette plus ample storage. This area is currently used by staff but would be ideal as owner’s accommodation.
The BUNKHOUSE
The Bunkhouse provides modern budget facilities with 4 separate multi-use rooms. Of basic provision, these well maintained rooms are sold with linen provided and all have exceptional views over the Loch. The four ground floor rooms share communal but individual showers and WCs of which there are 4 of each. The ground floor rooms are configured to 2 rooms with 6 bunks with a wash hand basin a further two rooms set to 4 bunks, one with a wash hand basin. One ground floor room has a triangular bay window feature with a veranda which opens out into the garden with views to the Loch. The first floor room is set to 4 bunks and has en-suite facilities. On the first floor is the well appointed kitchen and common room which has a balcony overlooking the Loch below, providing a spectacular panoramic view. This communal area is set with a large central table and ample cooking facilities and refrigerated storage space. Also within the bunkhouse is an in-house laundry with two washing machines and two dryers plus a large linen store.
The Lodge and Cottage
The business presently provides bed and breakfast accommodation in the form of the lodge which has five ground floor en-suite rooms configured to 3 doubles and 2 twins plus a self-contained cottage to the Loch side of the Inn. The cottage can accommodate 4 persons. These rooms are all presented to a very good standard with the fixtures and fitting and décor being modern and well maintained. All rooms have sea views, televisions, hairdryer hospitality tray and ample storage.
On the first floor of the lodge is a self-contained flat comprising of a vestibule, living room, office and bedroom which is presently used as management accommodation. However, this would make good additional owners accommodation for extended family etc or could be brought into use as additional letting accommodation.
GROUNDS
The Inn has parking for approximately 24 vehicles over two car parks; one adjacent to the main accommodation units and the other immediately across the road. To the Loch side of the main building is a good range of bench and table type seating which increase the available covers during fine weather. There is also staff accommodation provision in a mobile home which has two bedrooms. An additional storage shed for use as kitchen storage is to the side of the subjects. The Inn benefits from the use of 5 moorings.
SERVICES
Mains electricity, water supply and drainage. Propane gas is used for cooking and central heating. The property benefits from being mainly double glazed.
LICENCES
The business holds a license under the licensing Scotland Act 2005. A copy of the operating plan will be made available to interested parties post viewing.
WEBSITE
www.carbost.f9.co.uk
(New website currently under construction with www.theoldinnskye.co.uk)
TRADING INFORMATION
Accounting information will be made available to seriously interested parties subsequent to formal viewing.
PRICE
Offers over £165,000 are invited for the leasehold interest complete with goodwill and trade contents (according to inventory), excluding personal items. The FRI lease will run for 21 years on commencement. Stock at valuation.
The attractive village of Carbost on the shore of Loch Harport is situated on North West of the Isle of Skye and backed by the Cuillin Mountains. There are a number of shops located in the village of Carbost which is 32 miles from the Skye Bridge, 8.5 miles from Sligachan and 17 miles from Portree; the Isles main centre of commerce.
Rent £60,000 per annum. 21 year FRI lease.
Open 9 months during main tourist season. Hours according to license.
The BUNKHOUSE
The Bunkhouse provides modern budget facilities with 4 separate multi-use rooms. Of basic provision, these well maintained rooms are sold with linen provided and all have exceptional views over the Loch. The four ground floor rooms share communal but individual showers and WCs of which there are 4 of each. The ground floor rooms are configured to 2 rooms with 6 bunks with a wash hand basin a further two rooms set to 4 bunks, one with a wash hand basin. One ground floor room has a triangular bay window feature with a veranda which opens out into the garden with views to the Loch. The first floor room is set to 4 bunks and has en-suite facilities. On the first floor is the well appointed kitchen and common room which has a balcony overlooking the Loch below, providing a spectacular panoramic view. This communal area is set with a large central table and ample cooking facilities and refrigerated storage space. Also within the bunkhouse is an in-house laundry with two washi
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