Bed & Breakfasts for sale in Highland

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I can honestly say I was overwhelmed by the amount of interest and enquires.

Jo White (April 2016)
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Freehold Price: £265,000 Under Offer
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Business Description
PH36 4LN

- Restaurant/bar with 7 en suite letting bedrooms
- Owner’s accommodation
- Stunning rural location
- Surrounding crofting land & development plots available by separate negotiation
- Energy Performance Rating Band G
- Guide price £265,000 (UNDER OFFER)

DESCRIPTION - The property comprises a former farmhouse building which has been extended to provide the current accommodation. The most recent extension was added approximately 8 years ago providing the restaurant/bar area at ground level and en suite letting bedrooms above.

There is a car parking area to the side, garden grounds to the front/rear and a chalet style bunkhouse. Internally, the bunkhouse has three bedrooms, each sleeping up to 4, together with communal kitchen/living area and showerrooms.

An agricultural outbuilding is also situated to the rear of the main hotel building which is utilised for storage.

The main entranceway to the subjects is afforded off the car park, leading directly into the split level restaurant/bar area.

The upper part essentially forms a games area and, leading down internal steps, the lower level provides the dining and bar areas, incorporating a wood burning stove which is a feature of the room.
Patio doors lead out to a decking area with picnic tables, where there are panoramic views of the surrounding hinterland and beyond to the coastline.

Leading off the lower level is the former dining room, although this is presently being used as owner’s accommodation. There is a sun lounge and also an en suite bedroom, again forming part of the owner’s accommodation.

Adjoining to the rear are the kitchens, which contain a commercial catering inventory including an overhead extraction hood, with non-slip floor finish and wipe-clean claddings to walls.

There is an office, in addition to various dry goods, laundry and freezer storage areas, which include a walk-in chill and staff toilet.

The upper floor level of the subjects is accessed via an internal staircase to the rear of the former dining room. Access to the letting accommodation is via a stairway from the games area, effectively adjacent to the main entrance.

The first floor contains 7 en suite letting bedrooms two of which are presently used as owner’s accommodation through choice.

To the rear of the property and accessed externally via metal steps, is an owner’s/staff flat which has an open plan bedroom with en suite facility and galley kitchen.

THE BUSINESS - The business has been family owned and operated since the 1960s and comprises the recently rebranded Farmhouse B&B and Kittiwake’s Kitchen. There is also the adjacent bunkhouse providing budget accommodation.

Trade is predominantly generated from tourists and visitors to the area, a not insignificant proportion of whom have an interest in outdoor leisure activity pursuits such as hill walking, climbing, cycling and bird watching. The fact that the subjects are located in the Westernmost point of the UK is also an attraction to visiting tourists, some of whom are geologists interested in studying the rock formations.

We have been advised that the majority of income is generated from accommodation, supplemented by food and wet sales. Fresh local produce is used as far as practicable to include venison and seafood from Mull. Produce is also purchased from the community garden located opposite the property.

The accommodation side of the business is split between the letting bedrooms within the hotel and bed places within the bunkhouse. The standard tariff per night, bed and breakfast is £70 - £100 per room in the hotel and £15 per person for accommodation only in the bunkhouse.

In terms of marketing, the business is promoted via their website and social media with a good level of repeat and referred custom generated. It is not listed on any booking websites or entered in any of the main tourist guides such as Visit Scotland however it does advertise via the Ardnamurchan Tourist Association.

Financial documentation in relation to the business is available after viewing. It is understood that income in recent years has been circa £130,000 - £140,000, net of VAT.

The business offers excellent potential for a new owner/operator to operate hands on and drive the business forward. It could be operated on a B&B basis as it is at present or as a hotel offering a fuller range of services.
Tenure: Freehold

Location Details:
The property lies in close proximity to Ardnamurchan Point the most Westerly point on the United Kingdom mainland. The surrounding countryside is perfect for outdoor pursuits with fishing, stalking, sailing, mountain biking and wildlife watching all available in abundance.

Kilchoan is the nearest village which offers amenities including a village shop / Post Office, church, visitor centre, village hall, petrol station and a primary school. Secondary schooling is available at Strontian with accommodation for pupils.

Tobermory on the Isle of Mull can be accessed via the ferry at Kilchoan with a 35 minute journey time. Tobermory offers amenities including banks, Post Office, small supermarket, specialist shops, professional offices, churches, hotels, bars, restaurants and sporting facilities.

Fort William is the main town for the West Highlands, accessible by road and via the Corran Ferry, offering shopping facilities, supermarkets, banks, professional offices, business and leisure facilities.

Listed by: D M HALL
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