Bed & Breakfasts for sale in Lairg

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Outstanding 5-Bedroom Bed and Breakfast on the North Coast 500 Route

Lairg, Highland, Scotland

  • Freehold Price: £450,000
  • Under Offer
Seller Reference: The Albannach
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Business Description
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Seller Reference: The Albannach
Request Details
Business Description
• A unique and stunning boutique bed and breakfast, set in the rugged North-West Highlands, close to Lochinver with breath-taking views to lochs and hills.

• Located on the North Coast 500, this award-winning business previously traded seasonally as a B&B, and on a restricted basis during the winter months.

• Five stunning rooms offering a high level of quality and comfort plus a charming 20-seat restaurant.

• Spacious owners accommodation with four rooms set within the main house plus a self-contained 1-bedroom flat within the grounds.

• Idyllic setting and grounds extending to circa 4 acres with attractive walled garden and a private jetty giving access to the bay.

• Previously operated as a bed and breakfast, there is excellent potential for new owners to develop the business.

The Albannach is a historic and large house, thoroughly and tastefully renovated by the current owners of 29 years, on a 4-acre plot enjoying iconic mountain views of Suilven and Canisp across the sea loch of Lochinver. This property has a character and charm seldom experienced in such a business and its true value can only be appreciated through viewing. Parts of the building date back to the early 1800s, with Victorian additions. There are 2 double bedrooms and 3 suites, all with views and excellent bathrooms. The property, with its elevated position, is set within an area offering both ruggedness and beauty in equal measure. The surrounding landscapes include moorland, sandy beaches, lochs and towering mountains.

The Albannach was previously a well-established business which had been endorsed through the many awards it has achieved over the years. The quality of fixtures and fittings is of a very high standard and is also reflected in the quality of crockery used (Highland Stoneware Pottery). The current proprietors have invested intelligently and significantly in the development of this superb property. This highly attractive boutique bed and breakfast previously traded 2 double en-suite letting bedrooms and 3 luxurious suites. In addition to the letting accommodation, the business has a 20-seat dining room which benefitted from a fine reputation for excellence in cuisine. These stylish guest facilities are supported by outstanding service areas. The property is set within 4 acres of amenity space for both guests and owners plus offering some development potential subject to consents. There are 4 private rooms and a shower room used by the owners as their personal accommodation in a private wing. There is a double garage which has a two-bedroom flat above making this an ideal space for extended family, staff accommodation or letting depending on the business model adopted by new owners. All these elements combine to produce a much sought after business and spacious home.

The business previously traded year-round but to a somewhat restricted level through the winter months due to personal preference. The owners have chosen various business models in the past, initially offering boutique dinner bed and breakfast, and more recently operating solely as a bed and breakfast. This offers excellent potential for new proprietors to adapt the trading model to suit their own preferences.

During the most-recent trading period, the business offered 2 quality letting bedrooms and 3 exquisite suites and due to the level of provision, the owners were able to charge high-end tariffs. The stylish and generously sized rooms lend themselves to be traded on a stylish boutique bed and breakfast basis only. New owners could operate this model or if they have a penchant for cooking may decide to reinstate the evening meal provision. The current owners have a tremendous reputation for their excellent food and were awarded a one-Michelin star. The business is eminently sustainable either as a high-end small hotel or as a quality bed and breakfast.

The Albannach was previously renowned as a 'go-to' destination accommodation provider, utilising its own website and a number of listing websites to market the business. The owners did not use an online booking system and this is certainly an area which could be developed by new vendors. Being situated on the North Coast 500, the business benefits from a consistent level of trade, many people who stay at other locally based holiday accommodation chose to eat at The Albannach when evening meals were being provided.

Lochinver is a picturesque Highland fishing village enjoying a stunning setting with an abundance of wildlife right on its doorstep. Wild deer are commonplace in the surrounding hills and glens, sharing their habitat with golden eagles, sea eagles, black-throated divers, ptarmigan, wild goats, pine marten and mountain hare amongst others. In the streams and lochs otter, salmon and sea trout can be observed. This rugged area is world-renowned for its outdoor pursuits including mountaineering, hill walking, cycling, photography, fishing and game sports. Less energetic visitors enjoy the many historic and fascinating places of interest and, of course, the outstanding natural beauty of the area including the captivating sandy beaches, just a short walk from the property.

The mountains and hills within the area offer walks for all ability levels and are home to many unique habitats for flora and fauna that attract visitors from all around the world. Towering above Lochinver and its deep-sea loch are two spectacular yet accessible peaks, Suilven, 'the Sugar Loaf' and Canisp. Both provide a challenging day's walk from the Albannach and both are visible from the B&Bs conservatory and garden grounds. Lochinver is an excellent base from which to explore the beautiful west coast with Gairloch, Ullapool and Kylesku close by.

The village and area of Lochinver has a range of facilities including hotels, cafés, general stores, Post Office and a petrol station. Excellent primary schooling is available within the village and secondary schooling is provided in Ullapool. Ullapool also has a wide range of community facilities including the ferry to the Outer Hebrides plus wide a choice of shops and a supermarket.

The vendors purchased the business in 1990 and have enjoyed developing both the physical and trading aspects. It is now their desire to retire from the hospitality sector that brings this highly attractive opportunity to the market.

The main building is of stone construction under a slate roof and was originally constructed in 1805 with further extension in 1889. The main property is set over 3 floors. There is a separate annex (The Byre Suite) which was recently upgraded and a double garage with modern 2-bedroom accommodation above.

Access to the main building is from a set of patio doors leading into the spacious conservatory which has seating for 14 on a mix of patio style seating and sofas. This pleasant area has a tiled floor with some wood panelling to the rear providing an initial feel of quality. From the conservatory, views can be had over the bay and towards the impressive mountains including Suilven and Canisp. The door to the left of the conservatory leads to a sung lounge which is set to soft furnishings and has a solid fuel fire place. This attractive room has lovely wood floors and is wood-panelled throughout. The centre door leads to an inner hallway with a W.C. and set of stairs leading to the first letting room known as the Loft Suite. From the right extremity of the conservatory is a further door leading to a second inner hallway which provides access to stairs leading to the 2 en-suite bedrooms and the Penthouse Suite plus on the ground floor to the spacious and traditional dining room. The dining room is configured to a 'U' shape with the protruding wall providing an attractive back to back fire place. The dining room benefits from quality fixtures and fittings and offers a comfortable setting for up to 20 covers.

The high-quality accommodation makes this property and business a unique enterprise. All rooms are generously proportioned and the suites offer excellent living space and facilities. The rooms are individually designed with bespoke furniture offering quality and comfort to the highest standard. All the rooms benefit from views to front of the subjects over the garden grounds towards the hills and lochs.

Room 1 - Set to a four-poster double bed this attractive room has a feature fire-place and stunning views. There is a small dressing / utility area. The en-suite facilities comprise bathroom with shower over bath, W.C. and wash-hand basin.

Room 2 - This spacious and smart double en-suite room has a tub bath, separate shower, W.C., wash-hand basin and bidet. There is a small utility area.
The Loft Suite - This attractive suite has a king-size bed with an adjoining lounge area fitted with a sofa bed and has a feature fire place. The Loft has a large en-suite with shower and separate air bath plus white units (Jack and Jill WHB, W.C and bidet). It benefits from a private decking area to the rear of the property set with patio furniture.
The Penthouse Suite - The most spacious Penthouse Suite provides a super-king bed plus separate sitting area with sofa bed and a dressing room. Benefiting from large en-suite facilities which include a separate shower, and bath plus white units (WHB, W.C and bidet). Double aspect windows with excellent mountain views.
The Byre - This detached accommodation benefits from a super-king / zip and link bed. An attractive feature of this suite is the sun room which leads to a private terrace complete with hot tub and stunning mountain views. The en-suite facilities include a separate bath and shower plus white units (Jack and Jill sink, W.C and bidet).

The business has very good service areas which include a bar preparation area off the dining room and a well-appointed commercial kitchen with an excellent range of food preparation equipment etc. Additional service areas include a pot-wash area, a laundry, fridge storage area and wine cellar.

The owners accommodation is in the process of being upgraded and comprises of 4 rooms. One room is used currently as a double bedroom with an en-suite shower room, and one as a lounge / office area. The 2 other rooms could be configured to suit the needs of new owners but reasonably could be a study and further bedroom as required. The owners accommodation has access to a private patio area over looking the frontal aspects of the property. An additional owners apartment was added in recent years and although habitable and weathertight, remains incomplete at this time. There is also a 2-bed flat above the garage / workshop in the grounds dating back to the mid-1800s and improved by the present owners.

The modern self-contained accommodation unit is located above the double garage positioned to the lower aspects of the site. Access to the accommodation is via concrete steps leading to a double glazed outer door. Internally the property is set to a single corridor with all rooms off. There is a small but functional kitchenette and a well-appointed bathroom. There are two double sized bedrooms plus a lounge; the latter has a door leading to a decking area providing a most stunning external seating area.

The Albannach is well sign-posted and is accessed from a gated entrance with a sweeping tarmac driveway leading to the car park which can comfortably accommodate 8 cars. The parking area is set below the property but vehicular access is possible for the drop off of passengers and luggage etc. There is a spacious patio area as well as guest seating provided on the lawn, both set to the front of the subjects. The business benefits from a double garage (one automated door and one manual) which houses the self-catering unit above. There is an extension to the garage providing ample storage. The subjects extend to circa 4 acres offering ample recreational ground with an attractive feature of having its own private jetty. To the front of the main building is an attractive walled garden, mainly laid to grass. Within the grounds are numerous outbuildings plus a 40ft poly-tunnel. The grounds comprise a fair stock of mature trees and shrubbery which require some cosmetic attention.

With mains electricity, water and drainage, the business uses calor gas for cooking. The property is mainly double glazed and benefits from oil-fired central heating with underfloor heating in the letting bedrooms. The business is fully fire and EHO compliant. The site benefits from Wi-Fi. The self-contained 2-bedroom unit above the garage utilises gas central heating.
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