The Old Blacksmith’s Cottage is a mid-terrace property which is deceptively spacious and is a must view for someone wanting a manageable bed and breakfast or larger holiday let or even just a nice home. The previous building on the site was the old blacksmiths cottage but has since been completely replaced in the 1960s now providing a 5 bedroom building with two bathrooms. The property benefits from a sound trading location in the popular village of Ullapool. The internal aspects of the property are presented in good order with the extensive use of slate tiling and reclaimed wood. The property has a period feel which suits its purpose as a bed and breakfast and holiday let. The present owners, who live away from the village, use the house as a holiday let during the low season but also employ staff to operate the property as a B&B in the height of the main season. The building has previously operated as a HMO and could be used for this service again subject to obtaining the correct permissions. The business is laid out maximizing the utilization of space and well-presented throughout. The property would provide a charming home with the potential to develop a sound income. New owners would need to decide how best to operate the business as there is a number of flexible options. The business appeals to a wide range of tourists who visit Ullapool mainly during the main season from Easter to October each year.
The property has been in the current owner’s family for many years but it is due to relocation that they have reluctantly decided to place the property on the market. During their tenure, the vendors have maintained the business operation at a restricted level but due to their current circumstances they now accept that new owners would be better placed to develop the business further.
The original subjects are modern construction under slate roof to the front and metal sheet profile roofing to the rear. Built circa 1960 this mid-terraced property with accommodation laid out over 2 floors is deceptively large. The subjects are partially double-glazed. Within the grounds is a detached chalet. Entry to the property is via a single wooden door leading directly into the reception hallway which has slate floor tiling which is mainly used throughout the ground floor. To the right of the hallway is the charming lounge set to soft furnishings and reclaimed timber cladding. With a solid fuel fire and an intricate carved wood mantle plus an attractive alcove the room has a degree of character. Across the hallway on the ground floor is a twin bedroom; as with all bedrooms this room has blinds. Along the hallway is a dining room with views to the rear of the subjects. The dining room is set with a single large dining table for communal dining. Opposite the dining room is a very pleasant modern kitchen which is well-appointed and functional. From the kitchen a door leads to the rear garden. On this ground floor level is an attractive and modern bathroom.
Up the stairs from the hallway is a further shower room which is also presented to a good modern standard. There are 4 more bedrooms on this first floor level with three set to double and one with twin beds. In total the property can sleep 10 guests as a self-catering let. All rooms are comfortable and adequately furnished with the first floor rooms having wash hand basins.
Within the garden is a chalet which has a double bedroom, open plan lounge/kitchen, and shower room. There is extant planning permission to extend this aspect of the property.
This property is currently being let out as a long-term let but would make adequate owners accommodation, especially if extended. Full details of the planning can be found on the HIE Planning website Reference number 12/04384/FUL dated 16 Nov 2012. In summary, the planning allows for the addition of a double bedroom (en-suite) and additional sitting area.
To the front of the property is parking for 3 vehicles. At the rear of the subjects is an enclosed garden laid mainly to grass with a disused shed. Here is where the annex is situated.
The subjects benefit from mains electricity, water and drainage. Oil fired central heating and partial double-glazing.
The business trades generating modest income. The vendors will provide trading information to interested parties subsequent to viewing.
The fishing village of Ullapool, on the west coast, is situated on Loch Broom. The area offers facilities for locals and tourists alike, covering a wide range of interests, whether the more relaxed sightseeing, walking or touring or for the more active with mountaineering, sea and fly fishing, stalking etc. Ullapool is an ideal base for discovering the natural wonders within the broader area. The Stornoway Ferry draws a great many travellers to the village for short stays as they progress on their travels to the Western Isles. Ullapool hosts a number of renowned music festivals each year which attract a high number of visitors and musicians. These activities/attractions lead to a high footfall and potential customer base for the business. Ullapool provides a culturally rich living environment with good schools, shops, social and leisure facilities, this sale represents an excellent all-round lifestyle opportunity.
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