Hotel/guest house for sale in Greenland House & Greenland Cottage, Castletown, Caithness KW14

Offers over £430,000
Hotel/guest house for sale
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Property description

  • Stunning and substantial Highland Victorian guest house located on the North Coast 500 tourist route in beautiful Caithness.

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

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

  • Trading to just under 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.

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 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 current vendors have invested in developing this business both in terms of d├ęcor and infrastructure plus the trading aspects. They have undertaken a wide range of upgrades which now brings the business to the market in walk-in condition.

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 8 letting bedrooms and the renting of Greenland Cottage. The current owners restrict the letting of B&B rooms to provide extra space for storage and to make the property more of a lifestyle business for themselves.

The level of income presently stands at just under the VAT threshold. The business trades in the main tourist season (April to October). Greenland House is now benefitting from an increasing number of repeat customers which is reflected in the growing trading figures. Guests find the business through on-line booking agencies or via the business's 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.

Greenland House is situated in the quaint highland village of Castletown, nestling on the Scottish coast line, on the beautiful 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 holidaymaker alike. Breath-taking cliffs host innumerable seabirds including the puffin, one of the ornithologist's 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 region's 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 loch's St John's, 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.

Reason for sale
The vendors purchased Greenland House in November 2017 but it is due to extended family ill health that they now need to relocate.

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 across 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
The main entrance to the house is via a solid wood outer door 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 Victorian features are reflective of the character observed in most rooms. To the left is the bright and spacious dining room with double aspect windows and a charming gas fire. This tastefully presented room enjoys a high ceiling and cornicing, all in keeping with a period property of this nature. There is a guest WC off the main hallway. 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.

Owners accommodation
To the right of the hallway is the owner's accommodation. This charming lounge also has double aspect windows and the benefit of a solid fuel stove. Off the lounge is a bedroom which could be also be used as an office or additional dining area.

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
Greenland Cottage can be accessed via its own separate entrance from the main road 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. Access through the front door leads into a corridor with a spacious bedroom immediately to the left. Along the hall and to the right is a double bedroom which also give direct access to the bathroom. Next is 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. The lounge has 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.

Greenland House is a substantial property and benefits from mature gardens extending to circa half an acre, with a range of plants, shrubs and lawn. The grounds have a good level of privacy as there is an attractive stone wall to the rear and side 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. A small wood-store is situated at the bottom of the garden. There are two rotary dryers in the garden. The grounds may offer some development potential subject to consents.

The property benefits from mains electricity, water and drainage. Oil-fired central heating is available in both properties but run off separate systems. Lpg gas is used for the hob in the main house kitchen. Greenland House is fully compliant with extant fire regulations. Wi-Fi is available throughout the property.

Property info

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