• Stunning period guest house located in beautiful Caithness on the North Coast 500 tourist route.

• Excellent roadside trading location within walking distance of beautiful coastline and sandy beaches.

• Includes 8-bedroom bed and breakfast plus a modern 3-bedroom owners accommodation cottage, within generous grounds.

• Trading below the VAT threshold providing solid profitability from a seasonal trading pattern.

• Immaculately presented business offering a turn-key operation and presenting a home and life-style opportunity.

DESCRIPTION
Greenland House is an imposing and substantial villa enjoying a most prominent location on the road running from Thurso to John O’Groats, on the now famous North Coast 500 tourist route. The subjects comprise of a stunning 8-bedroom guest house and a modern detached bungalow which is used as owner’s accommodation but could be a self-catering let. The main property dates from 1905 and depicts many original period features including cornicing, ceiling roses and high skirting boards. Greenland House is a charming property with spacious public rooms and owners living space. The property has recently had a wide range of upgrades which now brings the business to the market in walk-in condition.

REASON FOR SALE
The vendors purchased Greenland House in November 2021 but it is due to unplanned close family needs that they now need to relocate.

TRADE
Such is the prominent site and stature of the building that it is an easy-to-locate premises for both those who have booked via the internet and for the casual passer-by seeking accommodation. The business is operated on a purely bed and breakfast basis. However, meals were provided previously and there is scope to drive income further should new owners be motivated to provide a dining option. The business generates its income through the 8 well-presented letting bedrooms.

The current owners restrict the letting of B&B rooms to 5 rooms thus providing a lifestyle business which trades below the VAT threshold. The business trades in the main tourist season (April to October). Guests find the business through on-line booking agencies or via the business’ website. The website is supported by an automated on-line booking platform (Queensborough Group). The business has an excellent reputation, as shown on review websites such as TripAdvisor.

LOCATION
Greenland House is situated in the quaint highland village of Castletown, nestling in the Scottish northern coast line, on the popular north coast 500 route. The business is only a short drive from the world-famous John O’ Groats which attract visitors completing the ‘end to end challenge’ concluding at Lands End. Caithness itself is an area tremendously rich in opportunities for both the resident population and holidaymakers alike. Breath-taking cliffs host innumerable seabirds including the puffin, one of the ornithologists favourites. Beautiful golden beaches stretch for miles, none more so than nearby Dunnet Bay with its high dunes. Indeed, such is the setting that the area is a well-known destination for surfers and hosts many national competitive events. Sea excursions are available, whether to watch seabirds, Grey Seals, Pilot Whales or Dolphins. Nearby passenger and car ferries offer a choice of day trips to the popular Orkney Islands. Genealogy research, ancient Brochs or perhaps the local Camster Cairns are aspects that appeal to guests. For history enthusiasts, the 16th Century Castle and Gardens of Mey is one of the regions most popular tourist attractions and remains to this day a striking architectural achievement and a fascinating day out. For those interested in fishing the excellent Caithness trout and salmon fishing is renown; the rivers Thurso, Wick and Forss are all well-known and are highly productive as are lochs St Johns, Heilan and Watten. During the winter months the county is also popular with wildfowlers and several nearby sporting estates offer deer stalking and the opportunity for both walked-up and driven shoots, these activities undertaken outside the general tourist season. Staying on the sporting front there are several 18-hole golf courses within comfortable reach, namely Thurso, Wick or the links course at Reay. There is excellent primary schooling with secondary schools being located in Thurso. A full range of services is also located in the county town.

GREENLAND HOUSE
Of traditional construction Greenland House is a substantial detached property, stone built under a pitched slate roof dating from 1905 with a more modern extension to the rear built in 1980. The property has accommodation on three floors. Entry to the property is via an attractive posted driveway into a spacious hard-standing parking area. The property is in excellent decorative order and offers extensive fixtures and fittings as part of the sale.

PUBLIC AREAS / LETTING BEDROOMS
The main entrance to the house is via a solid wood outer door from the car park area which leads into a vestibule with Caithness slate flooring. An inner partially glazed door leads to a splendid hallway which is spacious and is representative of the ambience and charm of this substantive property. Brimming with character, the high ceilings and many original period features are reflective of the character of this build period. To the left is the bright and spacious dining room with double aspect windows and a charming stove. This tastefully presented room benefits from the high ceiling and cornicing, all in keeping with a period property of this nature. There is a guest WC off the main hallway. Across from the hall from the dining area is a charming residents lounge which also has double aspect windows and the benefit of a solid fuel stove. Off the lounge is a snug / office which could be used as an additional dining area. The spacious hallway stairs lead to the 8 bedrooms configured as follows:

First Floor
Room 1 – Double room with en-suite
Room 2 – Double room with en-suite
Room 3 – Double standard room
Room 4 – King size double room with bath / shower en-suite
Room 5 – Double standard room

Second Floor
Room 6 – Family room (double and single bed) with en-suite
Room 7 – Single standard
Room 8 – Family room (double and single bed) en-suite

A bathroom on the first floor is available for use by the standard rooms. Rooms have modern fixtures and fittings and a pleasantly decorated. In room facilities include flat-screen TV, coffee and tea making facilities and free toiletries.

SERVICE AREAS
Situated to the rear of the subjects is a sunroom which opens onto a lovely decking area with a wood-burning hot-tub. The sun room leads to a well-presented kitchen which has Ashley Anne designed units plus a tiled floor. There is a boiler room and also a compact laundry room.

GREENLAND COTTAGE – OWNERS ACCOMODATION
Greenland Cottage can be accessed via its own separate entrance directly from Main Street or via the grounds of the main building. Of modern construction, the cottage was built in 2007. This unassuming property is an excellent living space and would make a fabulous family home. The cottage was previously utilised as a self-catering unit, we envisage no issues should new owners decide to revert back to this use. Access through the front door leads into a corridor with a spacious bedroom / office immediately to the left. Across the hall on the right is a double bedroom which also gives direct access to the family bathroom. Next is corridor access to the family bathroom which is fully tiled with excellent quality fittings. Across from the bathroom is the master bedroom which has an en-suite shower room. An attractive feature of this property is the spacious lounge which has patio doors leading to an area of decking with views to the garden. The cottage has a modern well-appoint kitchen located between the lounge and the family bathroom. The lounge has ample space for a dining table and there is a wood-burning stove. The Cottage benefits from hardwood oak flooring and has oak joinery throughout. The property is also double glazed.

GROUNDS
Greenland House is a substantial property and benefits from mature gardens extending to circa half an acre, with a great range of plants and shrubs around a central lawn. The grounds have a good level of privacy as there is a substantial and attractive stone wall to the rear and sides of the grounds. There is private parking for up to 8 cars plus there is a modern double garage. Within the grounds is a covered sitting area to the side of the garage. A small wood-store is situated at the bottom of the garden. The grounds may offer some development potential subject to consents.

SERVICES
The property benefits from mains electricity, water and drainage. Separate oil-fired central heating is provided in both properties. LPG gas is used for the hob in the main house kitchen. Greenland House is compliant with the fire regulations. Wi-Fi is available throughout the property.