Bed & Breakfasts for sale in Isle Of Skye

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 I am delighted with the service – I’ve sold my business and highly recommend Daltons to other business sellers 

Marianne Ross (April 2014)
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Freehold Price: £799,000
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Business Description
MacKinnon Country House Hotel is a traditional Edwardian Highland Hotel, dating back to 1912. The property has a strong association with World War 2 and this is reflected in some of the character of the public rooms. With a most prominent trading location, at the road junction of the Skye Bridge A87 (Kyleakin to Portree road), the hotel is an impressive building with a commanding presence being the first hotel on the Isle of Skye for those coming from the mainland. The traditional origins of MacKinnon Country House Hotel are reflected in both the character of the property and the welcoming ambience enjoyed by its wide range of patrons. The business boasts 18 letting bedrooms; 12 within the main hotel and 6 located in the lodge; however the owners utilise a further 2 hotel rooms for staff accommodation. The sale of MacKinnon Country House Hotel offers a quality business opportunity within a highly enviable setting. However, the business has yet more potential to raise turnover and therefore profitability. Within the expansive grounds there remain latent possibilities to develop the subjects further. The owners have the use of a 4-bedroom house which provides a spacious family home. This substantial property is set within idyllic grounds extending to circa 4.1 acres being overlooked by the imposing Sgurr na Coinnich mountain range. The mature gardens are mainly laid to lawn but have an abundance of shrubs, bushes and trees; of note are the colourful rhododendrons and monkey-puzzle tree. Within the grounds is an orchard where there is room for horses/animals. The sale of MacKinnon Country House Hotel offers a quality business opportunity within a highly enviable setting. However, the business has yet more potential to raise turnover and therefore profitability.

The business operates as a ‘Country House Retreat’ with a number of original features including sash and case windows, fireplaces, cornicing and high skirting boards. Clientele are drawn from a number of sources affording a year-round trading platform and income stream. During the summer months the hotel attracts a high number of discerning guests who are looking for accommodation which offers traditional comfort and modern facilities. The business draws much of its trade from pre-booked contracts from groups and individuals utilising organised tour operators. Further income streams are drawn from the many holiday makers who visit Skye. The hotel provides full services to residents offering bar and restaurant facilities. However, the current proprietors concede that they restrict food service to suit their personal circumstances. The business employs 6 full-time staff during the summer on seasonal contracts; part-time staff are employed as required.

The current owners purchased the hotel in May 2003 and to date they have enjoyed the lifestyle that self-employment at the helm of a successful business affords. Whilst MacKinnon Country House Hotels’ trading position has progressed during their tenure, personal circumstances have been the catalyst to restrict the on-going development of the business. The sale offers an excellent opportunity for new proprietors to continue the business expansion, capitalising upon the trading strengths of MacKinnon Country House Hotel itself, the locality and the perennial appeal of the Isle of Skye. The vendors are reluctantly selling the business to afford themselves the opportunity to consider other lifestyle options. They accept that new motivated owners could drive the business to greater prosperity and profitability. The sale of MacKinnon Country House Hotel offers a quality business opportunity within a highly enviable setting. However, the business has yet more potential to raise turnover and therefore profitability. Within the expansive grounds there remain latent possibilities to develop the subjects further.

Dating from 1912 the hotel is of traditional stone construction and stands in its own grounds affording seaward views. The subjects comprise of three separate buildings; the main Hotel (3 floors), the Lodge (2 floors), the 2-storey owners house plus a number of external buildings/facilities. Access to the subjects is via a gravel driveway directly off the A87 into well-maintained and mature grounds.

The hotel’s public entrance is directly opposite the main drive on to the site. From a tiled entrance, the main double outer doors lead immediately into the spacious reception area which is fitted with a wooden desk. This brightly illuminated area has a tartan carpet and a number of curio items which sets the scene for this most interesting and traditionally decorated building. Immediately to the right of the entrance is a spacious restroom for public use. Opposite the reception desk is the bar which has a tasteful ‘Heros’ theme. The pine panelled bar, high quality fixtures and fittings coupled with excellent lighting make this a most interesting venue. To the left is the bright and spacious residents lounge, a most comfortable room in which to relax and absorb beautiful views of the grounds. Set with three comfortable sofas and low coffee tables, there is a large screen TV plus original solid fuel fireplace. Back into the main hallway and to the right is the commodious drawing room, tastefully decorated with items of impressive Edwardian furniture. Also with comfortable soft furnishings and a tiled ‘wood-surround’ fireplace and brass fire guard, this room lends itself to being a ‘quiet room’ where guests can reflect on the day’s exploration. To the left is the Hotel’s attractive dining room again enjoying a tremendous outlook over the stunning garden. The dining room benefits from two glass walls which are double glazed. Set to 36 covers but capable of seating 50 for functions, this room has modern spotlighting, tasteful up-lighters and attractive ceiling fans.

The principle building has 11 letting bedrooms however only 9 are presently used as staff utilise 2 rooms. They are all comfortable and attractively furnished, benefitting from colour televisions, direct dial telephones, Sky TV’s and hospitality trays, fridges, decanters and whisky, trouser presses and hair dryers. Although facilities may vary slightly from room to room the quality is generally high with rooms individually decorated. All bathroom facilities are presented in good condition with a number of fully refurbished en-suites reflecting excellent quality of provision. Accommodation is presently configured as follows:

Ground Floor:
1. Thompson – Family / triple beds (en-suite shower room)
2. MacPherson - Double (en-suite) – Currently being used as a staff room
3. Murray of Atholl - Twin (en-suite) – Currently being used as a staff room

First Floor:
4. MacQueen – Family suite (double and single) (en-suite shower room)
5. MacMillan - 4-poster (en-suite with Jacuzzi)
6. Mackenzie - Single (en-suite bathroom with shower over)
7. Macleod - Family (double and single) (en-suite bathroom with shower over)
8. Buchanan - Twin (zip and link) (en-suite bathroom with shower over)
9. Lindsay - Double (en-suite bathroom with shower over)
10. Douglas - Twin (en-suite bathroom with shower over)
11. MacNaughton - Single (en-suite tub bathroom with shower over)

On the ground floor by the reception are a large store and an adjoining office. This facility is presently under utilised and could be developed into additional letting accommodation subject to the necessary consents. The hotel has a good-sized commercial kitchen with adjacent washing-up area and a separate still room. There is a good level of kitchen equipment provision plus a separate laundry room and ample storage space for dry goods with excellent fridge/freezer storage capacity. To the rear of the building is a stand-alone storage shed. On the third floor of the building is a large attic space which is presently used as a storage facility but could be developed into further accommodation, subject to consents.

The lodge to the rear of the subjects has vehicular access along a gravel driveway. A self-contained unit with its own linen and general storage, this facility is popular with many repeat visitors. This substantial building has six en-suite letting bedrooms plus one staff bedroom as configured below:

Ground Floor:
Fraser - Twin (en-suite)
Anderson – Kingsize zip and link beds (en-suite)
Stewart - 4-poster (en-suite)
Gordon - (staff accommodation utility room)

First Floor:
Ramsey - Family room (double and 2 singles) (en-suite)
Maclean - Kingsize zip and link beds (en-suite)
MacKay - Kingsize zip and link beds (en-suite)

At present the owner’s occupy the 4-bedroom detached house within the grounds and to the rear of the main subjects. This spacious family accommodation has, on the ground floor, a lounge with electric fire, a large kitchen/dining room, a double bedroom, shower room and under-stairs storage. On the first floor there are a further three bedrooms (2 double and 1 single) plus a family bathroom. This accommodation benefits from oil fired central heating.

Some staff presently occupy rooms within the hotel and lodge plus use a self-contained static caravan located within the grounds.

This is a substantial property with direct access onto the A87. There is car parking for approximately 15 cars. The grounds are maintained to a good standard and the subjects extend to 4.1 acres. There are numerous out buildings. There is a fruit garden / orchard.

The hotel benefits from mains electricity and water, with private drainage. Oil fired central heating and propane gas for cooking. The hotel is fire compliant as at Feb 2016.

The business has been granted a premises licence in accordance with The Licensing Scotland Act 2005 and details of the Operating Plan will be made available after viewing.

Full trading figures will be made available to genuinely interested parties subsequent to a formal viewing.

Offers over £799,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation. There are some leased items.

Glasgow 168 miles, Inverness 80 miles, Broadford 7 miles – see map insert.
Tenure: Freehold

Location Details:

The Isle of Skye, or in Scots Gaelic 'Eilean A Cheo' meaning Misty Isle, is located on the north western coast of Scotland and is a world-renowned holiday destination for a great number of reasons, appealing to a wide range of people. The nearby Cuillin Mountains exude an ongoing magnetism to walkers and climbers alike. Fishing, golf and genealogy are constant attractions whilst breath-taking scenery, castles, distilleries and a Highland welcome lure a regular stream of foreign visitors to this special Island. The hotel’s strategic location on Skye enables it to capitalise upon these and many more business drivers which combine to provide a year-round trading platform.

The village of Kyleakin is known as the gateway village to the Isle of Skye and is located across from Kyle of Lochalsh (2.5 miles), accessed across the Skye Bridge. Broadford (7 miles away) and Kyle of Lochalsh provide a full range of services and facilities to both local inhabitants and tourists alike. The hotel’s location affords access to areas of natural beauty both on the Isle of Skye and the mainland. It is an outstanding location to undertake an odyssey of the West Highlands. The variety of wildlife and ornithology in the area cannot pass unrecognised as this is another attribute which helps establish Skye as one of Scotland’s strongest areas for tourism. The abundance of wildlife includes wild deer, pine martin, buzzard, porpoise, the elusive otter and even the magnificent golden eagle. Within the grounds of the hotel are 4 nesting herons, a resident pine marten and deer are often seen within the grounds.

Downloadable Documents

Listed by: ASG Commercial
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