Hotel/guest house for sale in Charleston House Guest House, Gairloch, Ross-Shire IV21

Fixed price £450,000
Hotel/guest house for sale
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Property description

• An outstanding licensed boutique guest house, superbly-presented and set within a stunning trading location on the beautiful West Coast of Scotland and North Coast 500 tourist route.

• Exceptional outlook with spectacular views across Flowerdale Bay in a highly desirable situation with ease of access to a wide range of activities and tourist attractions.

• 'B' Listed property with period features, comprising 4 beautifully appointed letting bedrooms and public areas with quality fixtures and fittings.

• Includes superb owners' accommodation plus excellent kitchen, bar and dining room.

• Attractive outdoor spaces, external storage plus ample parking combine to make this a most desirable acquisition.

Charleston House is a strikingly attractive grade 'B' listed building benefitting from an excellent trading location overlooking a busy harbour. This licensed boutique guest house is set within some of the most striking scenery Scotland has to offer and adjacent to the ever-popular village of Gairloch which draws in a constant stream of visitors during the main holiday season. This fine property dating from 1776, is a genuine must-view property for anyone wishing to own a prestigious business venture and an outstanding home. The business is presented in superb condition and has been extensively upgraded by the current owners over the past few years. They have refitted and redecorated many aspects of the property, bringing it to the market in walk-in condition. The quality of fixtures and fittings reflect the perceptive taste of the vendors and they have retained a number of period features including original wrought-iron feature fire-places. The level of provision reflects the high quality and service discerning guests seek during their holidays. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. The business is currently operated as 4-bedroom guest house, all with en-suite facilities, but could be equally traded as a larger holiday home. Previous owners have traded Charleston House as an Inn with rooms. The property has a stunning kitchen, a large dining room which could comfortably seat 24 covers plus a charming bar to seat 10 or more guests. The house has a further en-suite bedroom, large lounge plus a further single bedroom / office which are used as owners' facilities. The external areas of the property provide excellent storage within a small courtyard and would suit new owners who had a penchant for outdoor living and water sports. The trading elements and smart owner's accommodation combine to make this a stunning business and home, which could be traded offering a true quality of life and employment platform.

The business
Charleston House is an established boutique guest house business trading 4 exceptional-quality en-suite bedrooms offering superlative views over the harbour. Previously, the property was traded as a popular holiday home achieving high levels of occupancy with many repeat visitors. Presently, the business is non-trading due to family illness but is ready to be taken on by new owners. This outstanding business platform is being sold as a turn-key operation. This easy to operate model was until recently traded on a mainly seasonal basis from April to October generating a commendable level of turnover just under the VAT threshold. The business appeals to discerning guests who are content to pay the high-end tariffs demanded by such a property and service levels. Operating with a liquor license, there is scope for new owners to offer evening meals and even to provide a café type business during the day, should they so wish.

Tourism is a main driver of trade on the West Coast and the North Coast 500 tourist route. The area draws in many visitors who undertake walking / climbing holidays, water sports, fishing, game sports or partake in a more leisurely excursion of the many sites of historical interest or just taking in the array of natural landscapes. Other visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a modern and functional website. In addition, the footfall is driven by on-line marketing platforms such as . Charleston House benefits from a resounding reputation on various review websites.

Reason for sale
The current owners purchased Charleston House in May 2017 and it is only due to health reasons that the property is now prematurely presented to the market.

Gairloch is a well-known tourist destination in its own right with its unspoilt coastline and stunning views over to Skye. Its rugged shoreline and beautiful sandy beaches appeal to a wide range of tourists and sporting individuals. The idyllic setting of this popular coastal village is also a popular location to set up home with its small and vibrant community; its population sits at around 2300. Gairloch has a strong sense of community, with schools, golf course and community facilities. The guest house overlooks a buy harbour and Charleston itself has a small convenience store, an art gallery and the Old Inn which is popular with guests is just a short walk away. The North West Coast of Scotland attracts a large number of visitors to the area with its enchanting scenery and abundance of wildlife. The region has in recent times benefitted from the new North Coast 500 tourist route which is drawing in new visitors to the area. Many holiday makers take advantage of the challenging hills and loch walks in the region, other capitalise on the excellent river and sea fishing. The more sedate sightseer may visit the many places of historic and cultural interest. Many tourists undertaking a touring holiday of the West Coast often stay over in Gairloch for a few nights prior to heading north to Ullapool or south to the Torridon area. The Highland capital, Inverness, is 70 miles away which is served by an airport and a main line railway station.

The property
The original subjects date from around 1776, Charleston House is a substantial detached stone property built under a pitched slate roof with modern extensions. This 'B' listed property is deceptively spacious with accommodation being laid out over three floors. The level of décor and fixtures and fittings are of an exceptional standard presenting the business in truly walk-in condition.

Guest / service accommodation
There are numerous entrances to this attractive property. To the front an entrance leads to the bar and dining areas but the most commonly used one is the side access leading into the reception hallway. There is a private rear access from the courtyard to the kitchen. The expansive main reception room provides ample space for guests to remove wet weather clothing and boots. Set on the ground floor is a charming raised snug bar and set to around 10 seats. This attractive licensed area has a feature stone wall with an inset solid fuel stove and has a lovely ambience. There is a further spacious dining area which can comfortably seat up to 24 is situated next to the bar area. The dining room is set to a solid wood floor and offers views to the front of the property towards the harbour. The spacious, beautifully-appointed, kitchen is located off the dining room and has a wide range of equipment, extensive extraction unit plus excellent storage. The kitchen is configured in such a way that new owners wishing to provide evening meals would have minimal capital outlay. The kitchen also has a central dining table for preparation and family use. From the kitchen access is given to the rear of the property and the external storage units. There are two washrooms on the first floor and these were previously used by customers taking meals in the restaurant. One of these rooms has been converted to a storeroom but could be re-introduced as a bathroom facility, if required.

Letting accommodation
The guest rooms are all beautifully presented and benefit from lovely views across Flowerdale Bay. Rooms benefit from modern en-suite facilities supplemented with luxury toiletries. In room facilities include high definition flat screen TV plus DVD player, Wi-Fi, usb charging points, hair dryers, and tea & coffee making facilities. The bed linen and towels and of high quality. The rooms are well-appointed set to dressing table, hanging for clothes, drawers for storage, occasional table and seating. There are 4 letting bedrooms configured as follows:

Second Floor
Room 1 - King-sized bedroom. The bathroom has a roll-top bath and shower attachment, wash-hand basin and W.C. The bedroom features an original wrought-iron fire-place.

Room 2 - Double bedroom, with en-suite electric-shower plus wash-hand basin and W.C.

Room 3 - Twin bedroom with en-suite electric-shower plus wash-hand basin and W.C. This bedroom also features an original wrought-iron fire-place.

First Floor
Room 4 - King-sized bed, with en-suite power-shower plus wash-hand basin and W.C.

Owner's accommodation
On the first floor, the owners utilise a charming sitting room with a wrought-iron fireplace and attractive wood surround. This spacious room has triple-aspect windows and allows for a large suite of furniture plus a small dining table. They also use a king-size bedroom with en-suite bathroom including a roll-top bath and a separate shower; also located on the first floor. The bedroom features an original wrought-iron fire-place. On the second floor is a single bedroom which is being used as an office. Adjacent is a private W.C.

With excellent signage from the main road into Gairloch, Charleston House is a substantial property which is easily located. There is a small private courtyard area to the rear of the property which gives access to the laundry room, boiler room and extensive external storage. There is ample parking to the front and side of the property suitable for 6 cars.

Development potential
Charleston House presently trades as a holiday accommodation business operating on a bed and breakfast basis only. However, new enthusiastic new owners with a penchant for catering could also promote evening meals, if so desired. The business already has a liquor license.

The property benefits from mains electricity, water and drainage. Central heating is oil-fired. Three phase electricity is in place in the kitchen area and the business has been extensively rewired in recent times. Lpg gas is available for cooking. Charleston House is fully compliant with extant fire regulations and environmental health requirements. The business has two Wi-Fi sources; one of guest use and the other for resident owners.

Property info

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