Roskhill Guest House is a most attractive property benefitting from an excellent trading location set within some of the most striking scenery Scotland has to offer close to the ever-popular village of Dunvegan which is shrouded in history. This fine Victorian property dating from 1890 is a genuine must-view for anyone wishing to own a prestigious business venture and outstanding home. The business benefits from a Scottish Tourist Board 4-Star Gold award which reflects the quality and service on offer. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. They have grown the trading aspects over many years developing the business to a very high level providing a walk-in operation for new owners. A most attractive aspect to this sale is the spacious and flexible owner’s accommodation. The 3-bedroom house immediately adjacent to the letting accommodation is self-contained providing a level of amenity space and comfort seldom seen in such a sale. The residential aspects provide a flexible living area that would suit an extended family.
Roskhill has established itself as a popular Guest House resulting in a high level of trade with many repeat visitors. The business appeals to the more discerning guest and features in ‘The Michelin Guide’, ‘Guide du Routard’, ‘Fodors’, ‘Taste of Scotland Guide’, ‘The Good Food Guide’ and ‘The Rough Guide to Scotland’. Trading during the main season only (March to October), the present operators generate a high level of occupancy through the generation of excellent facilities and superb service levels. The business trades just under the VAT threshold and should new owners wish to maximize trade through a year-round trading pattern and the provision of evening meals, this could offer greater earnings potential. There are 5 quality en-suite letting bedrooms which drives trade from the many visitors to the Island. Tourism, a key driver of trade on Skye which includes the many visitors who undertake walking / climbing holidays, water sports, fishing, games sports or partake in a more leisurely excursion of the many sites of historical interest or just taking in the array of natural landscapes. Other visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay.
The business presently generates a consistently very high level of profitability. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a modern and functional website.
The present owners bought Roskhill in July 2006, since this time they have invested heavily to develop the property and have enjoyed a rewarding and successful lifestyle to date. It is their desire to retire that brings this exciting property and excellent family home to the market.
The original subjects are of traditional construction built around 1890, Roskhill is a substantial detached stone property built under a pitched slate roof with modern extensions. The property is deceptively spacious with accommodation being laid out over two floors benefitting from double glazing throughout and modern central heating. The level of décor and fixtures and fittings are of an exceptional standard presenting the business in truly walk-in condition. Roskhill also has Wifi capability. An appealing aspect of this business and home is that the trading areas and the living space have their own separate accesses and there are no adjoining doors providing a high level of privacy for owner / operators.
Entry to the business aspects of the property is via a substantial solid front door into a charming vestibule and thereafter, through a glazed inner door, is an attractive reception hallway. From the hallway is a door that leads to the dining room which is set to 5 tables. Through a further door is a most spacious and stunning lounge presenting exposed stones wall and stone fireplace plus exposed beams. This space provides a cosy yet functional area for guests to congregate in and relax. To the rear of the property is a kitchen which is only utilized for the production of guest meals. This large area presents ample space should new owners wish to consider the provision of evening meals.
There are 5 letting bedrooms configured as follows:
Room 1 - Double with en-suite shower room
Room 5 - Super-king with en-suite shower room
Room 2 - Twin with en-suite shower room
Room 3 - Super-king with en-suite bathroom with shower over
Room 4 - Super-king with en-suite shower room
Each room is equipped with tea & coffee making facilities, television, fridges hairdryers etc. All rooms are presented to a very high standard with exceptionally high-end oak furniture.
With good signage, Roskhill is a substantial property and benefits from a superb location close to the main road leading to Dunvegan. The grounds extend to circa 0.27 acres with an expansive frontage of the building and prominent roadside location offering ease of access. There is a small easily maintained walled front garden. The rear garden is set to bushes and shrubs and laid mainly to grass with a wooden shed. There is an area of patio which proves popular with both the owners and guests offering some stunning views. There is ample parking to the front of the property for both business and personal use.
Roskhill presently trades on a bed and breakfast basis only but enthusiastic new owners could also promote evening meals if so desired.
The property benefits from mains electricity and water with drainage to septic tank. Central heating is oil fired by a modern Grant boiler that is independently zoned to each building. LPG is used for cooking. Roskhill Guest House is fully compliant with extant fire regulations and environmental health requirements.
Trade is presently operated close to the VAT threshold (£75,000 in 2015) producing excellent profitability. Full accounting information will be made available to interested parties subsequent to viewing.
This property has an Energy Performance Rating of F.
Number of bedrooms: 3
Adjacent to the trading aspects is the owners accommodation which makes this a must view property. The quality of the fixtures and fittings plus décor make this an excellent family home. The spacious living accommodation presents an excellent family living space with three double bedrooms on the first floor with a family bathroom, separate W.C. and additional storage. An attractive feature of this property is the open first floor landing. On the ground floor is a large lounge with triple aspect windows affording excellent natural light plus a wood-burning stove. There is also a spacious dining room which also affords ample space to be used con-jointly as an office. The modern and well-appointed kitchen has an excellent range of built-in facilities and storage units and is open to the dining showing off the living space to best effect. There is also a utility room with W.C. plus additional under-stair storage.
The property is found within a stunning and tranquil setting near to Loch Bracadale and Idrigill Point. The Guest House is located 3 miles to the south of the idyllic village of Dunvegan along the A863. Dunvegan with its population of just over 1,000 is a thriving community with a number of hotels / B&Bs, shops and general services. At the head of Loch Dunvegan, the village is a significant draw to the many tourists who visit Skye. Dunvegan Castle stands on the shore of the Loch, a mile north of the village with its origins dating back to the 1200s, the Castle is the ancestral home of the Chiefs of Clan MacLeod and is reputed to be the oldest residence in Scotland continuously occupied by the same family. The area attracts a mix of clientele including walkers, climbers and sportsmen whether enjoying angling, water-sports or field-sports. Its location affords it access to areas of natural beauty both on the Isle of Skye and the mainland. The variety of wildlife and ornithology in the area is another attribute which helps establish Skye as one of Scotland’s strongest areas for tourism. The abundance of wildlife includes wild deer, buzzard, porpoise, the elusive otter and even the magnificent golden eagle. Skye’s rugged Cuillin Mountains are known to walkers and climbers the world over. The many prolific hill lochs offer the angler an opportunity to catch spectacular native wild brown trout. A further and popular visitor attraction is the world famous Talisker Distillery which provide guided tours during the main season. Portree, situated 22 miles from Roskhill, is the main social and economic centre on Skye with schooling and excellent medical facilities. The town also has a full range of shops and services.
Is this business home based: Yes
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