• ASG Commercial is pleased to bring to the market this modern and attractive Bed and Breakfast situated on the outskirts of Keiss on the North Coast of the Scottish Highlands.
• Easy to operate "home and income" opportunity, trading Mid-February to end of October generating sound profitability.
• 5 bright and airy en-suite letting bedrooms, some with sea views, offering comfortable letting accommodation.
• Grounds extend to 3 ½ acres of flat field, which could easily lend itself to a campsite, or to host glamping pods, lodges etc subject to planning consents.
• Air source heat pump providing cheap and energy efficient heating throughout.DESCRIPTION
Alba Sunrise Bed and Breakfast is an attractive property purpose built by the current owners in 2013. This modern and attractive detached villa is visibly positioned to take advantage of the open countryside and sea views. Alba Sunrise began trading in 2015 and the owners quickly realised that there was a good demand for B&B in the area, from both holidaymakers as well as those completing the North Coast 500. So much so, that in the main summer months the owners let out all the bedrooms in the house including their own.
Set with views to the front over the North Sea, and to open countryside to the rear, Alba Sunrise sits on 31/2 acres of ground to the side and rear of the property. There is certainly some scope to utilise this ground in a number of ways, either building additional bedrooms onto the property such is the demand, or for development into self-catering accommodation, a campsite, caravan site, etc. subject to planning approvals.
Most business comes from online bookings and the B&B utilises, Visit Scotland as well as their own website. They have achieved a certificate of excellence from Trip Advisor with an overall rating of 9.5 out of ten from and a three star rating from Visit Scotland, as well as many complimentary reviews. The business tends to operate on a bed and breakfast basis only, providing meals for workers when on a long stay if required. There is potential to generate higher turnover with year-round trade and evening meal provision to further increase profitability. This is an area which could certainly be developed further. Evening meals are available at John O Groats, only 7 minutes away by car, Wick 10 minutes away and the local hotel which is within walking distance.
The property is cost effective to run, underfloor hearting is provided via an air source heat pump, cooking is via LPG Gas. New owners can take ownership of Alba Sunrise and commence trading immediately, such is the standard of the fixtures and fittings and décor of this attractive property. The well maintained building is presented in excellent condition combined with exceptional trading prospects, spacious bedrooms and service areas. There is no doubt that this property presents a remarkable prospect for first-time buyers.
The present owners built Alba Sunrise in 2013, and since then have enjoyed the Bed and Breakfast greatly. They are reluctantly placing their home and business to the market, due to a family situation which requires them to relocate nearer to Edinburgh.LOCATION
Keiss is a small fishing village at the northern end of Sinclairs Bay on the east coast of Caithness. The closest town is Wick, with a population of around 7500 but with a much broader catchment area. Tourism is one of the main sources of income during the busy season with the area being highly popular with walkers, cyclists, ornithologists and anglers. The area offers a host of interesting archaeological sites which include Camster Cairns. The Castle of Mey, residence of the late Queen Mother is a key attraction in the county and day trips to the Orkney Islands are another option for guests. Also highly popular with people retracing their roots, the surrounding area has a long association with the Highland clearances. The Old Pulteney distillery, the most northerly mainland distillery, is a popular attraction as is the active harbour and the 18-hole golf course. Wick is also a great location to visit the many other local attractions along the A9 corridor and situated within the towns of Thurso, John O'Groats, Helmsdale, Golspie and Brora. In terms of infrastructure Wick is very well supported and benefits from excellent Primary and High Schooling, good leisure facilities and good communication links with a railway station and airport. Wick also has excellent medical facilities available locally.THE PROPERTY
Modern one and a half storey property, purpose built, comprising 5 ensuite bedrooms, family bathroom, kitchen, utility, conservatory/dining room and large lounge. The property has a brick exterior and slate roof with large chimney.PUBLIC AREAS
Guest access to the property is through the front door leading to a large hallway which allows access to the bedrooms. Bedrooms three, four and five are located on the first floor, via an oak staircase with hidden led lighting in the skirting board. Oak floors are fitted throughout the first floor with underfloor heating as an attractive feature. All windows are double glazed. Bedrooms 1 and 2 are on the ground floor, they also offer underfloor heating. The conservatory dining area to the side of the property is set as the breakfast room offering views to the North Sea. It is evident from the outset that the quality of décor and the standard of fittings within this property are exceptional. This dining facility can seat 12 guests simultaneously.LETTING BEDROOMS
Alba Sunrise, currently has five modern and well-appointed letting bedrooms configured as follows:
Room One - Single with en-suite shower room
Room Two - Double with en-suite shower room
Room Three - King-size with en-suite shower room
Room Four - Family with king-size and single with en-suite shower room
Room Five - Family with double and single with en-suite shower room
The front bedrooms benefit from spectacular views of the North Sea whilst the rooms to the rear overlook the open countryside. All rooms are pleasantly furnished and decorated to a high standard and include flat screen satellite television, alarm clocks, hairdryers, mini fridges plus tea/coffee hospitality trays.SERVICE AREAS / PRIVATE ACCOMMODATION
On the ground floor, and accessed from the hall, is a large kitchen area which leads into the conservatory. This is a large area with a range master stove, large American fridge and an attractive multi fuel stove which is dual aspect facing into both the kitchen and the lounge. There is a well-equipped utility room as well as ample storage.GROUNDS
Alba Sunrise offers parking for at least 9 or 10 cars. The area to the front of the property is mainly laid to lawn for ease of maintenance, there is also a lawn to the rear with a hen coop. An attractive feature of the property is that it extends to some 3 ½ acres, this ground is flat and would easily lend itself to a variety of purposes subject to consents. The North Coast 500 has certainly benefitted the entire area and demands for self-catering accommodation to include camping, wigwams, glamping pods etc has certainly increased.SERVICES
The subjects benefit from mains electricity, water and sewage via a septic tank. An air source heat pump provides heat for the property and is very cost effective. The property is double glazed throughout and has an integral fire alarm system.