Bed & Breakfasts for sale in Ullapool

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Exceptional Bed & Breakfast on the Water-Front in Ullapool

Ullapool, Highland, Scotland

  • Freehold Price: £399,000
Seller Reference: WatersideBandB
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Business Description
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Seller Reference: WatersideBandB
Request Details
Business Description
ASG Commercial is delighted to bring to the market Waterside House, a traditional stone building constructed in the early 1900s. With a tremendous trading location on the shore of Loch Broom and within the village of Ullapool on the West Coast of Scotland, the business has a strong appeal to guests. The subjects represent a high-quality bed and breakfast and home. The vendors have developed and maintained the property to a high standard and the guest rooms are all impressive with modern en-suite facilities and underfloor heating, also benefitting from loch views. Accommodation is well-appointed and decorated to a high standard providing a comfortable range of facilities. Coupled with the owner’s accommodation, these elements combine to make this a lovely home and income earning proposition.

The current operation generates income through the provision of 3 good quality and comfortable en-suite letting bedrooms. Each guest room has modern shower facilities, with power showers and beautifully tiled units. Waterside House currently operates on a short seasonal basis trading from April to October plus the owners choose to only operate Monday to Thursday within this timeframe. This relaxed trading pattern is due to personal preferences of the vendors to maintain a modest income and a lifestyle business operation. There is undoubted scope for new proprietors to expand the trading pattern, possibly to operate year-round, and 7-days opening which would result in generating greater turnover and profitability.

This lovely B&B property is marketed through a number of web-based platforms and its own website. The property has a certificate of excellence from Trip Advisor and is rated number two in the area. The location of the property also results in a high level of passing trade. These combined marketing activities enables the business to secure a high level of forward bookings and occupancy rates.

Waterside House has been traded by the current proprietors since 1990 and they have enjoyed their tenure at the helm of this lovely and unique business. However, they have now put the property to the market due to their desire to retire from the hospitality sector.

Waterside House is a traditional property, stone built under slate roof extending to 3 floors. Built in the early 1900s, this property reflects a high standard of décor and fixtures and fittings, being presented in excellent condition.

From the carpark to the front of the property access is directly from street level. To the right entry is gained to the owner’s lounge where there are three tables for guest use, set on a raised platform. Access to this area is only for breakfast service. The lounge and dining area are beautifully presented and benefits from a wood-burning stove. Through the dining area is a large new conservatory which looks over the back garden and is surrounded by an area of decking.

Waterside House has 3 well-appointed en-suite letting bedrooms, situated on the first and second floors with loch views. En-suites are modern with tiling floor to ceiling with attractive units, and underfloor heating. The rooms are spacious, beautifully presented benefitting from a good range of in-room facilities to include complimentary hospitality tray, flat screen TVs with Freesat digital channels and free wireless Internet access, etc. The rooms are configured as follows:

Room 1 - Double en-suite with shower room
Room 2 - Double en-suite with shower room
Room 3 King-size en-suite with shower room

In keeping with the quality and scale of the guest facilities, the owner’s accommodation is an attractive feature of this sale. There is one en-suite bedroom on the first floor. On the ground floor is a spacious kitchen which has floor and wall mounted units. There is a breakfast bar and dining area. To the rear is a utility room.
Off the main hallway is a under stairs cupboard plus there is a linen store on the second floor.

The property is well sign posted and has street level access from the pavement. Car parking is opposite the house for 3 guest cars. The garden grounds are to the rear with a raise garden area at the very back with log storage and raised planters. There is a timber shed located which used for general storage and guest bikes, etc. This unit has a WC and electricity with excellent insulation and is double glazed. There is an area of decking to the side of the conservatory.

The property benefits from mains electricity, water and drainage. The accommodation takes advantage of an all-electric central heating system with underfloor heating in the en-suites. The property is double glazed, fully fire and EHO compliant. There is Wi-Fi throughout.
Location Details:
Waterside House is just a short walk from the Caledonian MacBrayne ferry to Stornoway which leaves twice daily (once on Sundays) for those planning a trip to Lewis, Harris or the other Hebridean Islands. Tourism is a key driver of income with many visitors undertaking the North Coast 500 as well as walking / climbing holidays, water sports, fishing, games sports etc. Others partake in more leisurely excursions of the many sites of historical interest or just taking in the array of natural landscapes. Visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay. The property is easily accessible located just off the A835, and the signage is excellent. The immediate area is well served with facilities, shops and services for both locals and visitors alike. The North West Coast of Scotland attracts a large number of visitors and The Waterside House makes a perfect base from which visitors can continue their odyssey of the broader Highland region Ullapool has a strong sense of community, with schools, golf course and social and welfare facilities. Inverness, the Capital of the Highlands is a 65-minute drive away with a full range of services associated with a modern thriving City.
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