Ullinish Country Lodge Struan, Isle of Skye, IV56

Offers Over Ullinish Country Lodge £599,000 (Freehold) Struan, Isle Of Skye, IV56 8FD

An outstanding example of a substantial and excellently presented hospitality business with dramatic views of the Black Cuillin and MacLeod’s Tables

Currently trading as a bed and breakfast but previously operated as a restaurant with rooms

Set within stunning landscapes with sea views on the ever-popular Isle of Skye

Uncomplicated and profitable “home and income” lifestyle business opportunity with potential for further business development

Six characterful and lavish en-suite letting bedrooms as well as opulent public rooms including beautifully authentic and well- presented restaurant to seat c20 diners

Spacious owner’s accommodation / staff rooms (4 bedrooms with 1 en-suite and private lounge) plus excellent service areas

Included is a range of out buildings all set within 6 acres; offering some development potential subject to planning consents DESCRIPTION Ullinish Country Lodge is a most attractive property in a destination location, enjoying an elevated position with stunning views towards the mountains and sea. The property has a well recorded 300-year history which is evident throughout. This prominent business has a significant footprint within 6 acres. Located on the Isle of Skye, this is truly a must view property for anyone wishing to own a prestigious business with superlative views. The vendor has significantly upgraded and improved the property during their tenure, now presenting a truly walk-in business opportunity. The owner takes great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome.

The reception area is spacious and leads to the sumptuous guest lounge which is set to sofas with an open fire and double aspect views. The dining room has beautiful wood paneled walls with splendid views; a most idyllic dining setting. The 6 unique en-suite letting bedrooms are presented to an exceptional standard with hand-made beds and stunning facilities. The subjects not only comprise of the magnificent main building but also a number of external units which offer further development opportunities.

REASON FOR SALE The present owner bought Ullinish Country Lodge in 2004 and enjoyed a rewarding and successful lifestyle to date. Due to a change of personal circumstances and a wish to retire and relocate closer to extended family, this superb business and excellent home and income opportunity is presented to the market.

THE PROPERTY Of traditional construction, built in the early 1700s, Ullinish Country Lodge is a substantial detached villa, stone built under a pitched slate roof. The property is deceptively spacious with accommodation being laid out across two floors and has benefitted from extensive upgrading by the present owner.

TRADE Trading from a most desirable location, the business currently operates as a seasonal bed and breakfast, open from Easter to the end of October. The business was previously accredited as an AA 5-star restaurant with rooms with an enviable level of service and facilities as noted on a number of the review sites. Ullinish Country Lodge has established itself as a popular business resulting in a constant stream of regular trade with many repeat visitors who have used the services of this excellent business over many years. The present operator has worked tirelessly to build a strong reputation. The property has 6 excellent letting bedrooms which drive trade from the many holiday makers who visit the Isle of Skye. Tourism is the key driver of trade and includes the many guests who play golf, cycle, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features.

Ullinish Country Lodge presently operates on a bed and breakfast basis only with the support of only casual staff. Marketing is driven through a number of portal websites plus the business’s own website (www.theisleofskye.co.uk).

New owners could continue along similar lines of the extant trading model or with further focus on developing trade, include a renewed catering offering. However, where new proprietors wish to take a hands-on role in the food production, there is scope to make the business more profitable.

LOCATION The property is found within a stunning and tranquil setting located off the A863 near the hamlet of Struan, 6 miles to the south of the idyllic village of Dunvegan. Dunvegan with its population of just over 1,000 is a thriving community with a number of hotels / B&Bs, shops and general services. At the head of Loch Dunvegan, the village is a significant draw to the many tourists who visit Skye. Dunvegan Castle stands on the shore of the Loch, a mile north of the village with its origins dating back to the 1200s, the Castle is the ancestral home of the Chiefs of Clan MacLeod and is reputed to be the oldest residence in Scotland continuously occupied by the same family.

The area attracts a mix of clientele including walkers, climbers and sportsmen whether enjoying angling, water-sports or field-sports. Its location affords it access to areas of natural beauty both on the Isle of Skye and the mainland. The variety of wildlife and ornithology in the area is another attribute which helps establish Skye as one of Scotland’s strongest areas for tourism. The abundance of wildlife includes wild deer, buzzard, porpoise, the elusive otter and even the magnificent golden eagle. Skye’s rugged Cuillin Mountains are known to walkers and climbers the world over. The many prolific hill lochs offer the angler an opportunity to catch spectacular native wild brown trout. A further popular visitor attraction is the world famous Talisker Distillery which provide guided tours during the main season.

Portree, situated 13 miles from Ullinish Country Lodge, is the main social and economic centre on Skye with schooling and excellent medical facilities. The town also has a full range of shops and services.

ACCOMMODATION Entry to the property is from the car park via a substantial solid outer door which leads into a spacious vestibule and thereafter through an inner door is a generous reception hallway with a reception counter. The initial impression exudes the character and charm so well reflected throughout the property.

To the right of the reception is the bright and commodious guest lounge which is set to sofas and coffee tables. The open solid fuel fire provides a warming ambience. This double aspect room provides a lovely space for guests to meet and discuss the adventures from their day.

The dining room is set off the reception hallway and can be set comfortably to sit 20 covers for evening service. This room has many of the period features and the wood-paneling combined with spectacular views provides a wonderful ambience and a most stunning dining experience. Off the main hallway is a disabled W.C. Further ladies and gents W.C.s are located on the first floor. A feature staircase leads to the first floor and all 6 letting bedrooms.

LETTING BEDROOMS In total, the business has 6 superior en-suite bedrooms. All bedrooms benefit from modern en-suite facilities; some have roll-top baths. A unique feature of these rooms is the hand-made beds and beautiful furniture. Each room is equipped with hospitality trays, Freeview television, hairdryers, towels and bathroom cosmetics etc.

All rooms are presented to an exceptionally high standard and most have superlative loch and Cuillin mountain views. The bedrooms have names relevant to the property’s history or location and are configured as follows:

Bracadale - Super king-size Double Room

Harport - Twin/Double

Johnson Room - Super king-size Double Room

Oronsay - King-size Double Room

Sula - King-size Double Room

Toirlean - King-size Double Room

SERVICE AREAS The business has a modern commercial kitchen which has the facilities to produce high-end catering as previously reflected by the AA 3 Rosette accolade. The kitchen is well-appointed with ample workspace to meet the needs of business and personal requirements. There are excellent storage facilities throughout to include a beer cellar, dry goods, linen store and administrative area.

OWNERS / STAFF ACCOMMODATION The owners retain a suite of rooms on the lower ground floor to the rear aspects of the building. One of the bedrooms used by the owners has an en-suite facility. Three further bedrooms have a shared bathroom and are currently utilised as staff accommodation but could equally be used by extended family as required. There is also a private sitting room.

GROUNDS With excellent signage from the A863, Ullinish Country Lodge is a substantial property benefitting from an elevated location offering stunning views. Set within about 6 acres, the main building has a sweeping driveway and parking area leading to the main entrance. Within the grounds is a garage and large out-buildings which are used as general storage. These buildings could be developed as further accommodation where consents were granted. There is ample parking for guest and private use.

SERVICES The property benefits from mains electricity and water; drainage is to septic tank. LPG gas is used for cooking. Heating is from electric central heating.

The business complies with environmental health requirements and has a fire alarm system. The property has Wi-Fi throughout.

TRADE Full accounting information will be made available to interested parties subsequent to viewing.

WEBSITE www.theisleofskye.co.uk

EPC RATING This property has an Energy Performance Rating of ‘tbc’.

PRICE Offers over £599,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

RATES / COUNCIL TAX The rateable value of the Ullinish Country Lodge as at 1 April 2017 is £14,500 benefiting from a 100% discount under Small Business Bonus Scheme with a net liability of £zero for eligible applicants. The residential aspects of the propertied are rated at Band A. HOTELS GUESTHOUSES DIRECTIONS LICENSED The Ullinish Country Lodge is located about 13 miles to Portree, 9 miles from Dunvegan and 16 miles from Sligachan - see location RETAIL map. OFFICES INDUSTRIAL FINANCE & LEGAL SERVICES UNITS ASG Commercial Ltd is in touch with several lenders who provide specialist finance to the hospitality trade. We will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have access to a large team of legal experts who can act in all legal matters arising.

VIEWING All appointments must be made through the selling agents: 17 Kenneth ASG Commercial Ltd Street 17 Kenneth Street Inverness Inverness IV3 5NR IV3 5NR

T: 01463 714757 (5 lines) Telephone E: [email protected] 01463 W: www.asgcommercial.co.uk 714757

OFFERS All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date. www.bedandbreakfastsales.co. uk