7 bedroom guest house for saleNewton Lodge Guest House, Kylesku, Sutherland, IV27 4HW
Offers Over 10 sq. ft. | £599,000
- 10 sq ft (0 sq m)
- Use class orders: C1 Hotels
- Rarely available, immaculate 7-bedroom Highland licensed guest house
- Easily run, profitable self-employment seasonal lifestyle opportunity with potential for growth
- Magical rural trading location on the stunning North West Coast of Scotland
- Situated on the North West Highland tourist route
- Includes owner’s 3-bedroom accommodation
- Spacious grounds with spectacular mountain and loch views
- Offers Over £599,000 (Freehold)
Newton Lodge Guest House is a substantial and attractive modern detached 1 and a half storey property in a most stunning and dramatic setting on the North West Coast of the Scottish Highlands. Located on the A894 close to the village of Kylesku this elegant and imposing property is set within an area of unrivaled natural beauty. The property previously operated as a 4 Star small hotel and was well known for the warm and friendly welcome on offer, where comfort and quality featured highly. The business has 7 en-suite letting bedrooms all with inspiring views. The business offers an opulent setting and outstanding guest facilities. Over many years the present owners cared not only for their clientele but also for their charming property, and are now presenting their home and business to the market in impressive condition. The subjects present modern facilities and service areas; the building is ready to start operating again whilst providing an outstanding family home. In the past guests have come from a diverse range of groups and demographics. The area attracts a high number of tourists from Easter to October. These numerous visitors include walkers, cyclists, fishermen, geologists, genealogists plus those looking for a more sedate touring holiday looking to visit the many places of interest in the area.
The vendors have ceased trading the bed and breakfast to allow them to focus on their holiday cottage business. They now feel it is time to retire and take things a little easier. Previously trade was buoyant and the business operated very profitably combining a number of related income streams: bed and breakfast, licensed sales, and the provision of evening meals. The excellent property, spacious owner’s accommodation, smart guest facilities and strong trading potential come together to form this excellent guest house opportunity. The present owners acquired Newton Lodge in 2005 and it has offered them an enjoyable, rewarding and successful lifestyle to date. Running the business with sourced staff but to their exacting standards resulted in much repeat trade and the forging of many friendships with regular guests. It is their imminent retirement that brings this excellent home and income opportunity onto the market.
New owners have the opportunity to operate this 7-letting bedroom Guest House on a bed and breakfast basis only and enjoy the leisurely and profitable trading pattern that such business offers. Consequently they may choose to increase business turnover taking advantage of the excellent facilities providing both evening meals and provide a licensed trade offering.
The West Coast of Scotland is famous for its spectacular countryside, rugged mountains stunning coastline and beautiful beaches. The idyllic scenery and open spaces combine to make the area highly popular with those seeking a relaxing holiday in the Scottish Highlands. The area is renowned for its outdoor activities and there are several Munro’s within the area plus many more leisurely walks. The coastal location and the Jetty at Kylesku support sea-fishing and fly-fishing amidst unspoilt surroundings, as well as boat trips, visits to the seal colony and to the highest Waterfall in Britain. The wide range of birdlife and animals roaming wild are a great attraction, in particular the common seal colony and breeding grounds which is located right in front of Newton Lodge and watched by visitors from the conservatory. The area is also a magnet for geologists due to the Glencoul Thrust, which is a major fault that formed as great upheavals in the Earth’s crust pushed layers of rock some 3,000 million years old up to the surface.
Built in 1991, Newton Lodge is a highly attractive, detached villa, of timber frame and block construction under a pitched tiled roof. The main building is set back from the main road but can be easily seen from the A894. The property is well-signed. This is a substantial property over 2 floors with the subjects extending to 1 acre of decrofted ground.. Throughout, the property is presented to a high standard of decorative order and with excellent fixtures and fittings.
With parking immediately to the front of the property entry to the main property is via an entrance portico which protects the property’s main outer door. The double-glazed outer door opens into the entrance vestibule which in turn has an inner glazed door leading to the spacious reception hallway. To the left is superb guest facilities with a bright and commodious dining room presently set to 14 covers but could accommodate up to 20 diners. This most pleasant dining area has a large picture window with views over Loch Glencoul. From the Lounge are double doors which lead to the exquisite conservatory which is furnished with wicker furniture and casual occasional tables providing the most fantastic views of Loch Glencoul and the surrounding area. The conservatory has been purpose built to command excellent views of the small colony of “seal” common seals which breed every year on the island studded bays of the Loch. We understand that otter and golden eagle can also be spotted from this outstanding vantage point. Accessed from the hallway is the opulent residents lounge with chesterfield sofas and a gas coal effect fire. The residents lounge oozes quality and charm seldom experienced in a bed and breakfast establishment. Also on the ground floor is a guest washroom. In addition there are three letting bedrooms on the ground floor which are ideal for those guests who may suffer from mobility issues. Stairs leads up from the main hallway to the remaining 4 letting bedrooms.
The Guest House currently has 7 en-suite letting bedrooms to sleep 14 guests and are configured to 4 doubles and 3 twins. One room has a four-poster bed with dual aspect views. All bedrooms benefit from modern facilities and are all very comfortable, attractively furnished, have central heating, television, radio alarms, hair dryers and tea/coffee hospitality trays.
PRIVATE ACCOMMODATION / SERVICE AREAS
The owners’ accommodation within Newton Lodge is a sizeable aspect of this property, and an area the present owners feel could be lovely with some time spent on it. Set to one end of the building with a separate entrance the ground floor accommodation comprises of a laundry, office, w.c., store rooms and large kitchen. The kitchen links to the guest wing and has excellent cooking facilities including a Stanley cooker. It also has a dining area and a bedroom with shower on the ground floor. On the first floor there is a large lounge with a gas fire plus a further three bedrooms and family bathroom.
Newton Lodge Guest House is a substantial property and benefits from spacious grounds extending to circa 1 acre of decrofted ground, the boundary is denoted by wire fences. It has an integral garage used for storage plus a boiler room and timber shed. There is parking for 10 cars for guests and owners.
The house has mains electricity and water. The drainage is to a septic tank. There is LPG gas for cooking and for the residents lounge gas fire. Oil fired central heating with two hot water cylinders. The house benefits from a hardwired fire alarm system
Historic trading figures will be made available to interested parties subsequent to viewing to show potential. The current vendors have run the business to suit themselves on a very casual basis for the last few years, as they are involved with another business.
Leave Inverness via the Kessock Bridge and follow the signs to Ullapool (A835). After Ullapool continue north following sign posting to Kylesku and after approximately 19 miles, at the Ledmore T-junction turn left on to the A837. After a further 8 miles turn right on to the A894 continuing north for a further 5 miles. Newton Lodge is on the right half a mile after the turning for Drumbeg.
The EPC rating of the property is ‘D’.
The business has been granted a premises licence in accordance with The Licensing Scotland Act 2005 and details of the Operating Plan will be made available after viewing.
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