Guest Houses for sale in Shetland Islands

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Marianne Ross (April 2014)
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Freehold Price: £350,000
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Business Description
Northern Lights Holistic Spa,
Sound View,
Shetland Islands,

- Holistic spa, incorporating a thermal suite and private treatment rooms
- 4 en-suite guest letting bedrooms
- Self contained ‘owners’ accommodation
- Potential for alternative uses such as guest house or conversion to residential
- Energy Performance Rating Band G
- Guide Price £350,000

DESCRIPTION - Originally constructed as a private dwelling house, we are advised that the subjects were substantially extended in 2004 and converted to their present use as a guest house with spa facilities in 2006.

Contained within a detached two storey property, the subjects occupy a sloping site which provides a lower level car park and upper level access point. Due to sloping site topography, there is a small basement area within the property which has external access and is effectively at ground level to the side.

The main entrance from the front leads into a spacious reception hallway, in turn linking to the spa facilities and private proprietors’ suite. A stairway from the main reception provides direct access to the first floor letting accommodation above.
The accommodation is laid out to provide a thermal suite, treatment rooms, residents’ dining room, sitting room and ancillary accommodation on the ground floor, whilst the first floor contains 4 en-suite guest letting bedrooms and a further treatment room.

Private proprietors’ dwelling accommodation is arranged over ground and first floor levels.

The thermal suite which takes access from the main reception hallway contains a hot tub, sauna, steam room, infrared sauna and aromatherapy steam box, together with a plant and equipment room.

Separately, there is a floatation room with shower facility, adjacent to which is a separate changing room, and a wet room for mud treatments etc.

The remainder of the ground floor comprises a guest lounge and dining room, adjacent to which is a fully fitted kitchen with modern appliances and fitted units.
The first floor guest house accommodation is accessed by an internal stair leading directly from the main ground floor reception hallway/landing.

The bedroom accommodation is accessed from a passageway and comprises 4 en-suite letting rooms (2 double rooms and 2 twin rooms), together with a former en-suite letting bedroom which has been converted to use as a massage/treatment room.

Each letting bedroom is equipped with modern furnishings, a hostess tray with tea/coffee making facilities and a flat screen TV.

The self-contained proprietors’ suite occupies part of the ground and first floor levels, with interconnecting access by a private internal stair. The ground floor contains a family bathroom, master bedroom suite with en-suite WC and former sauna cabin, a second bedroom now in use as an office, and a hallway with open plan stair to the first floor above.

The first floor contains an open plan lounge and dining room, a kitchen, 3 family bedrooms and bathroom.

The proprietors suite has independent access from a doorway at first floor level, which due to sloping site topography, is effectively at ground level to the east elevation.

THE BUSINESS - Our client commenced trading in June 2006, operating as a guest house with spa facilities, trading all year round with the exception of a short period of winter closure in order to facilitate holidays.

The business caters for a combination of both resident and non-resident trade and the customer profile includes a mixture of tourism and commercial trade. Typically, commercial trade is associated to the oil and gas sector, including management and executives from a variety of oil companies. Public sector commercial trade includes contracts with NHS and Court staff.

In addition to the core tourism and commercial trade, there is also a sizeable local market of guests, both for the guest house and spa facilities.

Marketing is undertaken via a dedicated website –, although principally the business, which is now fully mature and established, benefits from repeat trade, recommendation and word of mouth referral.

The guest house provides bed and breakfast accommodation. Lunches and evening meals are also provided, typically for residents only, up to a maximum of 10 persons.

The letting bedroom tariff is charged at a rate of £125 per room, based on two people sharing, or £75 per room for single occupancy. This includes a full cooked Scottish breakfast and full use of the thermal suite.

Meals are all freshly prepared utilising local produce with a fixed price lunch menu of £14 per person, rising to £37.50 per person for dinner.

The spa provides a thermal suite incorporating a sauna, steam room, hot tub, infrared sauna, aromatherapy steam box and floatation room. There are also a number of holistic treatments to include Reiki, crystal healing, colour therapy, reflexology, Indian head massage, hopi ear candles, detox body wrap and Dead Sea body mask experience. Thermal suite sessions are charged at a rate of £20 per person for non-residents. There are three sessions daily as follows -

Morning session: 9.30am to 12pm
Afternoon session: 1.30pm to 4pm
Evening session: 5pm to 7.30pm

A thermal suite session includes full access to all facilities in the thermal suite, together with robes, towels, shampoo, soft drinks and herbal teas.

The price range for holistic treatments ranges from £35 for a back massage to £77 for a therapeutic aromatherapy body wrap.

The Northern Lights Holistic Spa is promoted as the Shetland Isles only residential purpose built spa and all Tripadvisor comments rate it either as excellent or very good.

The business is operated under full time proprietor management by a husband and wife management partnership.

Financial documentation will be provided to interested parties after viewing. Income has increased over recent year and for the year ended 31 March 2014 it was £68,153.
Tenure: Freehold

Location Details:

The property occupies a roadside position on the South side of Uphouse Road within a scattered island village community on the Shetland Island of Bressay, which lies directly opposite Lerwick, the main town on Shetland. The island is accessible by a car ferry from Lerwick Harbour which sails regularly.

Bressay is a small island of 11 square miles (28 square kilometres), although it is the fifth largest island in Shetland. The island has a population of around 360 people and is a popular destination for tourist visitors, particularly on outdoor pursuits. The island is particularly popular with wildlife enthusiasts including bird watchers.

Bressay is a typical quiet, rural island environment which has a heritage centre, a church, a marina, shop and community hall.

Listed by: D M HALL
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