The Lodge at Edinbane, Portree, Isle of Skye
Price:
Freehold - £399,000
Seller Ref:
LodgeEdinbane
Location:
Scotland, Isle of Skye, Edinbane
Business Type:
Commercial Property, Hotels
The Lodge at Edinbane is an attractive and traditional Inn set within 3 acres of land. The extensive subjects comprise of 6 letting bedrooms, bar, dining room, guest lounge plus a former function room which has potential to be reinstated or to be developed into additional letting accommodation (subject to planning consents). The property is located within the idyllic village of Edinbane situated on the A850 at the foot of the Waternish Peninsula, 14 miles from Portree (the Islands capital) and 8 miles from Dunvegan. Portree has a full range of social and business services plus a wide range of educational facilities.
With a long established history the lodge is claimed to be the oldest coaching inn on the Isle of Skye, dating from circa 1543, originally built as a hunting lodge. Additionally, the Lodge was purported to be the first location on the Isle of Skye to have electricity. The Lodge was also used as the land court for the surrounding area, where people were tried for sheep rustling amongst other more serious crimes and if found guilty and sentenced to death, they were hanged in the grounds of the property. This is why there are claims that the Lodge is haunted and is marketed successfully as a ‘Hideaway with Spirit’. The business greatly benefits from its romantic history and atmospheric setting.
The Lodge generates a good turnover and is well-supported from a solid local year-round local trade. In addition, the business attracts a mix of clientele including businessmen, and tourists including walkers, climbers and sportsmen whether enjoying angling, water-sports or field-sports. The Lodge has a sound reputation for the range of services it offers. Meals are provided to residents and non-residents alike and are prepared from local fresh produce where at all possible, including an array of the Island’s famous seafood. The 6 comfortable letting bedrooms generate a good level of income. The property has a unique character and charm which is supported by a sound level of service provision. The attractive bar serves a full range of drinks including single malt whisky, minerals, spirits and draft beers which include the locally brewed Isle of Skye Brewery, cask conditioned ales. The guest lounge is a comfortable and relaxing setting and is popular with residents.
Its location affords it 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, 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 and many prolific hill lochs offer the angler an opportunity to catch spectacular native wild brown trout.
The current owners purchased the Lodge in May 1998 and have enjoyed the lifestyle that self-employment at the helm of a successful business affords. The sale offers an excellent opportunity for new proprietors to expand the business and the vendors accept that younger motivated owners could drive the business to greater prosperity and profitability.
THE PROPERTY
Dating from 1543 the substantial main property is traditionally stone built under a pitched slate roof. The property today benefits from some double glazing and electric storage heating.
PUBLIC AREAS
The Lodge is situated on the main village thoroughfare and is accessed along a graveled drive leading to parking to the rear. From here access to the main entrance leads to an inner porch. The immediate reception area is contained between the dining room and the guest lounge; the latter boasts a log burning fire and set to soft furnishings. The dining area is laid to 14 covers and provides a pleasant dining experience. The bar can be accessed directly from the courtyard area or via the dining room. The bar has a solid wood floor and an impressive wood bar. Seating is set to free-standing tables and chairs, with bench seating which originated as pews from the Church at Portnalong. In total the bar can accommodate 30 guests. There are ladies and gents WCs to the rear of the bar area. The bar has a large stone fireplace which enhances the natural ambience and complements the nautical theme throughout.
The function room which has now ceased to be utilized by the vendors through personal choice could be brought back into use as an additional dining venue / function facility as it has its own separate entrance and ladies and gents bathrooms. Alternatively, plans have been approved to bring this former ceilidh venue into use as additional ground floor accommodation unit adding a further 4 en-suite bedrooms. Within the Lodge there are currently 6 guest bedrooms.
LETTING BEDROOMS
The Lodge has 6 comfortable letting bedrooms to sleep 12 guests (1 triple, 2 doubles, 2 twins and 1 single). Four rooms have en-suite facilities with two rooms sharing a bathroom. These are all well appointed and most comfortable with modern facilities. Rooms have tea/coffee making trays and colour televisions. There is a storage room that could be used as an additional standard bedroom should new owners so desire.
OWNER’S / STAFF ACCOMMODATION
The owners utilize an en-suite bedroom on the first floor for their own accommodation which also benefits from having a separate space which is used as an office. Staff accommodation is a double bedroom with a bathroom and kitchenette which is located to the rear of the property.
SERVICE AREAS
The Lodge has a large commercial kitchen with adjoining food storage areas. There is a separate laundry area, plus ample storage and cellar to the rear of the property.
GROUNDS
The area to the side and rear of the Lodge is laid to gravel and provides off street parking for approximately 20 cars. A good range of bench and table type seating to the side of the main building provide for guests to sit outside during fair weather. Grounds extend to approximately 3 acres and are laid mainly to grass, with mature woodland interspersed by an array of bright natural wild flowers dependent upon the season. The current vendors believe that there may be some potential to develop the grounds to include self-catering accommodation; this would feed in extra income to the Lodge. The River Choishleadar runs to the side of the subjects out to Loch Greshornish; where Elvers and brown trout swim.
SERVICES
The property benefits from Mains electricity and water with private drainage. Propane gas is used for cooking.
LICENCES
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.
WEBSITE
www.skye-lodge.com
TRADING INFORMATION
The Lodge at Edinbane is an established business achieving a good net turnover. Accounting information will be made available to seriously interested parties subsequent to formal viewing.
PRICE
Offers over £399,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
DIRECTIONS
From the Skye Bridge take the main A87 to Portree then onwards to Uig. Turn off at the A850 staying on this road until you arrive at Edinbane. The Lodge is on the Old Dunvegan Road and is well sign posted.
The property is located within the idyllic village of Edinbane situated on the A850 at the foot of the Waternish Peninsula, 14 miles from Portree (the Islands capital) and 8 miles from Dunvegan. Portree has a full range of social and business services plus a wide range of educational facilities.
Open all year. Hours according to Operating Plan
OWNER’S / STAFF ACCOMMODATION
The owners utilize an en-suite bedroom on the first floor for their own accommodation which also benefits from having a separate space which is used as an office. Staff accommodation is a double bedroom with a bathroom and kitchenette which is located to the rear of the property.
North Yorkshire
£ 750,000
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