Handsome Victorian property trading as 10-bedroom guesthouse. Enviable waterfront location in Rothesay on the Isle of Bute. Refurbished property offering owners accommodation and sizable private garden. Stunning views over Rothesay Bay. Easily accessible from the city of Glasgow. Flexible property which generates healthy levels of income. Room to boost trade further. Lifestyle business that is in a stunning island location. Ideal business for couple or family.

38 Mount Stewart Road, Rothesay, Isle of Bute, PA20 9EB. Scotland.

As the selling agents for the handsome Ardyne Guesthouse in Rothesay, we are pleased to present this magnificent waterfront property to potential buyers. The Ardyne Guesthouse is a beautifully presented Victorian villa, situated in an enviable location on the Isle of Bute. The property boasts 10 letting bedrooms, each elegantly furnished and decorated to a high standard. Dating back to 1875, starting life as Elysium Boarding House, the property boasts a prime waterfront location on the west coast Isle of Bute and within the popular seaside town of Rothesay.

The deceptively large 10 letting bedroom Victorian villa offers stunning uninterrupted views across the bay and looks directly towards the magnificent Cowel Hills and the Kyles of Bute. Positioned on, arguably one of the best trading locations for a quality guest house on the island. The Ardyne guesthouse offers easy access to the centre of town and ferry terminal which are both around a 15-minute walk from the property. The Isle of Bute is situated on the Firth of Clyde and is served by two Caledonian MacBrayne ferry services, one to the north of the island, with the main service travelling from Wemyss Bay on the mainland into the town of Rothesay. Travel time from Glasgow city centre is only 1 1⁄2 hours with Glasgow Airport being only 1 hour away.

The Isle of Bute is a stunning island located in the Firth of Clyde, off the west coast of Scotland. The island is known for its beautiful landscapes, rich wildlife, and excellent outdoor sporting activities that draw people from all over the world. Rothesay, the main town on the island, is a popular destination for tourists due to its history, and natural beauty. One of the main attractions of the Isle of Bute is its stunning landscapes. The island boasts of beautiful beaches, lush green forests, and rugged hills. These landscapes provide a perfect backdrop for outdoor activities such as hiking, cycling, and fishing. The island is also home to several nature reserves and wildlife sanctuaries that are perfect for birdwatching and wildlife spotting.

The quality of life on the Isle of Bute is exceptional. The island has a small population, which creates a close-knit community where people can enjoy a peaceful and relaxed lifestyle. The island’s residents are friendly and welcoming, making it easy for visitors to feel at home. Additionally, the island’s infrastructure is well developed, with excellent road networks, healthcare, and education facilities.

The appeal of the Isle of Bute to people interested in local nature, wildlife, and outdoor sporting activities is unmatched. The island has a diverse range of outdoor activities, including sailing, kayaking, and windsurfing.

The island’s rugged hills and forests provide a perfect backdrop for hiking and mountain biking, while the coastline is perfect for fishing and sea kayaking. The island’s wildlife is also a major attraction, with rare bird species, seals, and otters that can be seen in their natural habitats.

Rothesay, the main town on the island, is a vibrant cultural hub with a rich history. The town has numerous attractions such as the Rothesay Castle, Mount Stuart House, and the Victorian toilets. The town also hosts several cultural events throughout the year, including the Bute Jazz Festival, which attracts people from all over the world.

Owned and operated by our clients since 2021, potential buyers will note on visiting the property the level of investment and improvement made by the current owners since taking over the business. As you enter the property through the welcoming entrance hall, you are immediately struck by the attention to detail and quality of the fixtures and fittings throughout. Boasting stunning waterfront views over Rothesay Bay, Ardyne Guesthouse is the perfect destination for those seeking a peaceful and tranquil retreat. The spacious guest lounge / breakfast room is the perfect place to relax and unwind, with unrestricted views over the bay, the charming room offers a selection of tables and chairs for dining plus comfortable seating arranged around the large front facing window.

The 10 guest bedrooms are spread over two floors, each with its own unique character and charm. The rooms are beautifully decorated in soft, calming colours, with sumptuous beds dressed in good quality linen. All the bedrooms are en-suite, with modern, well-appointed bathrooms. In addition to the guest accommodation, the property also includes an owner’s accommodation which is located on the ground floor of the property and gives access to the rear private garden.

Outside, the property benefits from a beautifully landscaped garden which provides the perfect backdrop for guests to relax and unwind. There is a selection of table & chairs that is available for guests at the front of the property.
The substantial ‘B’ listed Victorian property has for many years operated as Ardyne Guesthouse, a highly popular traditional bed & breakfast business and has seen a steady level of income produced year on year. Typically trading from March to October, the business has built up a reputation as one of the islands more popular guest houses with a large amount of repeat and referral trade. It should be noted that with the impact of Covid 19, trading as with most within the sector had been suppressed due to the various lockdowns. However, as the trading accounts will show, income within the business is growing once again.

One major appealing factor to the business, with its size, quality, and location, is the potential growth opportunities
that exists. As a new owner of Ardyne Guesthouse, an entrepreneurial individual or couple could consider various routes to further generate income with the business. A new owner could expand marketing and utilize social media, online advertising, and email marketing to reach a wider audience. Creating a blog or newsletter can also help the business stay top of mind with potential customers and keep them informed of any updates or promotions.

A new owner could also partner with local businesses: Partnering with local businesses such as restaurants, tour companies, and transportation services could help promote Ardyne Guesthouse and attract new customers. An owner could also offer discounts or special deals to customers who use these partner services.

With the guesthouse being easily accessible from the city of Glasgow, another potential area for generating growth could be by offering packages or deals such as a weekend getaway package or a discount for extended stays which could attract new customers and generate additional revenue.

Overall, the Ardyne Guesthouse is an exciting opportunity to acquire a successful, well presented waterfront guesthouse in an enviable location. The property is beautifully presented throughout and benefits from stunning views over Rothesay Bay. We highly recommend viewing this property to fully appreciate all that it has to offer. The business is being offered for sale due to family commitments.

Situated on a waterfront position on Mountstuart Road, the sandstone-built property consists of 10 en-suite bedrooms, entrance reception hall, front facing dining room (typically catering for 16 guests, 19 maximum) with seating area, semi- commercial kitchen, laundry/utility room. Storage is available throughout the property with additional storage to the rear of the building. Externally and to the rear of the house, Ardyne Guesthouse has a large enclosed private garden with newly installed decking area. To the front of Ardyne Guesthouse is a pleasant garden with pathway which is surrounded by beautifully presented gardens with grass area either side, leading to the front door of the property. To the top of the garden is a paved area that offers outdoor seating for guests. On streetcar parking is available to the front of the property.

The Letting Rooms: Room 1 – Spacious king or twin en- suite shower room. Room 2 – Garden view, twin room with en-suite shower room. Room 3 – King or twin room with views over the garden, en-suite shower.

Room 4 – A single room on the first floor with sea views and an en-suite shower room. Room 5 – Large king or twin room, en-suite shower room. Room 6 – Sea view king or twin room with an en-suite shower room. Room 7 – A large king or twin room with en-suite shower. Room 8 – Large king or twin bedroom with spacious en-suite shower. Room 9 – King or twin room, large en-suite shower room. Room 10 – King room with separate dressing room, en-suite with a bath and shower. All letting bedrooms are decorated to a high standard and are equipped with TV. Tea and Coffee making facilities plus hairdryers.

Private accommodation: The property offers private lounge, large double bedroom, office and bathroom. The owner’s accommodation offers a large private rear garden as noted above. Services: The property has central heating, and mains electricity and drainage.