•Charming and substantial bed and breakfast ideally located in the Ross-shire town of Dingwall and within a short walk of local amenities.
•Stunning 5-bedroom property with 4 generously sized and well-appointed en suite letting bedrooms, 3 of which are used for letting purposes.
•Trading on a restricted basis limited to 3 bedrooms with the potential to expand letting elements further subject to necessary consents.
•Substantial and immaculately manicured private gardens with fish pond, green houses, double garage and workshops.
•Tarmacked off road private driveway with parking for up to 7 vehicles comfortably.DESCRIPTION
Fairfield House is a most charming period property with a significant footprint situated centrally in the Ross-shire market town of Dingwall. This highly attractive bed and breakfast operation is perfectly located within short walking distance from the town centre making it the ideal base for the many tourists who visit the Scottish Highlands year-round. Dating from the early 1900's this attractive 5-bedroom property boasts 4 well-appointed en-suite letting rooms, 3 of which are currently let, all located on the first floor. This home and lifestyle business opportunity has excellent public areas to include guest lounge, games room and breakfast/dining room. Of particular note is the exquisitely manicured private gardens, offering excellent amenity space. In May 2019 planning permission was granted to convert the large double garage into an annexe which could be developed as a self-catering unit or owners' accommodation.TRADE
Fairfield House currently trades on a restricted basis, limiting the accommodation to 3 guest bedrooms throughout the year with current vendors taking steps to reduce their work commitments in recent years. The business operates a simple bed and breakfast model which would ideally suit a hands-on owner operator. There is scope to trade to a higher level should a hands-on new owner so wish. Fairfield House is popular with couples, groups, families and the lone traveller, the high level of repeat business is testament to the level of hospitality the current vendors provide. The letting bedrooms allow a mix of singles, doubles and twins which suits a wide variety of guests from generalist tourists to those looking for more adventurous holidays exploring the Highlands. The 3 en-suite letting bedrooms are supplemented by a further single room which can be let in conjunction with other rooms, offering flexible accommodation. The bed and breakfast have recently utilised online travel agency for marketing purposes. This is an area of the business that a new owner could easily expand further. The business has a fine reputation as reflected by its 5* rating on popular online review site TripAdvisor.REASON FOR SALE
The current owners have operated the business since 2003 and it is now their wish to retire from the hospitality sector, hence the decision to bring this charming home and lifestyle business opportunity to the market.LOCATION
The town of Dingwall is located on the banks of the River Conon in the beautiful rural setting of Easter Ross-shire. With a population of circa 6,000 but with a much higher catchment area. The wider area benefits from thriving agricultural, engineering, tourism and port related businesses. Due to its location Dingwall is a centre of administration and as such is well provided for in terms of social, welfare and general services. The town has a long and established history and the wider area has a great many attractions such as castles, distilleries and golf courses. However, many visitors just come to enjoy the beautiful countryside and undertake hill walking. For those interested in field sports and fishing, rural Ross-shire offers unparalleled experiences with some outstanding salmon and trout fishing. The Cromarty Firth and Moray Firth are popular venues for adventurous water sports with the many Lochs in the region providing an outlet for a wide range of activities. These waterways also attract visitors because of the presence of dolphins, seals and minke whales. Dingwall is approximately 14 miles from Inverness, a vibrant centre of tourism and commerce with excellent communication links (Rail and Airport). Dingwall has primary and secondary education available within the town.THE PROPERTY
Of traditional red-stone construction, built in 1905, the property is an attractive detached villa under a pitched slate roof. The guest house is spacious with accommodation being laid out across 2 floors. The property exudes a lovely charm, blending modern facilities with historic external character.PUBLIC AREAS
The main entrance is accessed through a porch leading to the magnificent stained-glass door which leads into a welcoming reception hallway which radiates elegance and is finished to a high standard with many original features including an open arch, dado rail and stunning staircase to the first floor. Off the hallway are doors to the exceptional public rooms. The welcoming guest lounge is a lovely double aspect room which affords copious amounts of natural sunlight to engulf this spacious area with an open cast iron fireplace, timber mantelpiece and Caithness slab hearth. Guests enjoy a traditional Scottish breakfast in the dining room which is currently configured to 4 covers. The breakfast room is double aspect, with open cast iron fireplace, timber mantelpiece and Caithness slab hearth.LETTING ACCOMODATION
The beautiful original wooden design staircase leads from the hallway to the first floor and the letting bedrooms which are generously sized and attractively furnished. There is a good level of in-room facilities within; off the hallway access is gained to all letting rooms. There are 3 beautifully presented en-suite letting bedrooms. Each individually designed but all well-appointed with matching bed throws, curtains and pelmets plus excellent quality furniture. The generously sized bedrooms all come complete with ample storage. All rooms have double aspect windows meaning each feels bright and airy. Room 1 has a spacious bathroom whereas rooms 2 and 3 also benefit from en-suite shower room facilities. All rooms are decorated to give a warm traditional Scottish welcome and have flat screen TV's, hospitality trays and Wi-Fi.
Bedroom 1 - Double aspect bedroom with private bathroom facilities with bath, wash hand basin, wall mounted heated towel rail and underfloor heated tiles
Bedroom 3 - Single room with mirror fronted wardrobes and shared bathroom facilities
Bedroom 4 - Double aspect bedroom with en suite shower room
Bedroom 5 - Double aspect bedroom with en suite shower roomPRIVATE ACCOMODATION/SERVICE AREAS
Currently the owners utilise a large double aspect en suite bedroom on the first floor as their own bedroom. Where a family required greater space, there is scope for the single room to be used as family accommodation keeping the trading elements to a 3-bedroom guest house. The owners occupy a lounge on the ground floor which comprises an attractive double aspect room, with tiled fireplace and timber mantelpiece. The house has a large kitchen offering tremendous space for both guest and private needs. Which is well equipped with ample wall and floor cupboards. Gas hob with oven below, extractor fan oven and partly tiled wall. There is an additional W.C. on the ground floor.DEVELOPMENT POTENTIAL
The sale of the business offers options for new owners. Planning permission was granted in May 2019 for proposed alterations to convert the large double garage into an annexe, which could offer a self-catering unit or potential owners' accommodation. The business currently has no website or presence on social media channels. It is only in recent years that the vendors have opened up limited availability for online travel agents such as . Food provision is certainly something that could be offered as well as some investment in advertising. New owners have the chance of further developing out the accommodation offering, including developing a further bedroom on the ground floor.EXTERNAL
The property is approached off the mainly residential Craig Road, via a private tarmacked drive leading to a car parking area suitable for up to 7 vehicles to the rear and side of the house. There is also a pedestrian gate with a brick block pathway leading to the front door. To the front of the property is an area of formal lawns with a mature holly hedge affording a degree of privacy. The rear of the property has beautifully manicured private gardens, which extends to circa 0.5 of an acre and is the home to many different breeds of birds and wildlife. Laid mainly to lawn, this well-maintained area has a stone built fish pond, 2 green houses, 2 workshops and a large double garage.SERVICES
The business benefits from mains electricity, gas, water and drainage. There is gas central heating. The property is mainly double glazed, with the exception of the front porch.
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