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6 bedroom detached house for sale

Charleston House, Gairloch, Ross-shire, IV21

Under Offer £290,000

Property Description

Full description

Tenure: Freehold

Charleston House is a most attractive grade 'B' listed building benefitting from an excellent trading location set within some of the most striking scenery Scotland has to offer and adjacent to the ever-popular village of Gairloch. This fine property dating from 1776 is a genuine must-view property for anyone wishing to own a prestigious business venture or an outstanding family home. The business is presented in excellent condition which reflects the quality and service on offer. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. They have developed the trading aspects over many years bringing the property to the market at a high level and demonstrating excellent amenity space seldom seen in such a sale. The business is currently operated as a larger holiday home but could be traded in a variety of business models. Prior to the current owners who bought the business 2010, the property was traded as an Inn with rooms. The property has a commercial kitchen, a large dining room which can comfortably seat 24 covers plus a charming bar to seat 10 or more guests. The house has 5 en-suite bedrooms plus a further single bedroom / office. This level of provision would allow for up to 5 bedrooms to be used as letting bedrooms leaving ample room for owners.

The property has been improved and developed further by the current owners. These upgrades include new electrics, elements of re-plumbing, new flat roof and a replacement oil tank to highlight but a few improvements. The external areas of the property provide excellent storage and would suit new owners who had a penchant for outdoor living and watersports. It is vendors desire to focus on other interests that brings this exciting property and excellent family home to the market.

Charleston House has established itself as a popular holiday let resulting in a high level of occupancy with many repeat visitors. The business appeals to the discerning guests, trading throughout the year with the bulk of business being generated in the main tourist season from Easter to October. This popular holiday home generates trade through the provision of excellent facilities and superb service levels. The business trades to a modest level through choice but should new owners wish to maximize trade by changing the trading model it is undoubtedly possible to generate greater earnings potential. There are 5 quality en-suite letting bedrooms which drives trade from the many visitors to the area. Tourism is a key driver of trade on the West Coast which includes the 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.

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. 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 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.

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 a high standard presenting the business in truly walk-in condition.

There are numerous entrances; one leads to the bar and dining areas but the most commonly used is the one to the side giving access to a reception hallway. This expansive room provides a fantastic space for guest to remove wet weather clothing and boots. Set on the ground floor is a charming raised snug area with a bar and set to 10 seats. There is undoubted scope for new owners to resurrect the license should they so desire. The snug has a lovely feature stone wall with an inset solid fuel stove. A spacious dining area which can comfortably seat up to 24 is situated next to the snug area. This area is set to a solid wood floor and offers views to the front of the property towards the harbour. The spacious, well-appointed kitchen is off the dining room and has a wide range of commercial 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. From the kitchen access is given to the rear of the property. On the first floor is a charming sitting room with a solid fire and attractive wood surround. There are two washrooms on the first floor and these were previously used by customers taking meals.

There are 5 letting bedrooms configured as follows:

First Floor:

Twin bedroom with en-suite shower room
King-size bedroom with en-suite bathroom including a roll-top bath and a separate shower

Second Floor:

Double bedroom with en-suite shower room
Double bedroom with en-suite featuring roll top bath
Twin bedroom with en-suite shower room
Single bedroom / office with adjacent private w.c.

All rooms are presented to a very high standard with exceptionally good quality furniture. Four of the rooms have free-view TV. To see what other detailed services are offered review the business website as below.

With good signage, Charleston House is a substantial property which benefits from a superb location close to the main road leading to Gairloch. There is a small private area to the rear of the property which gives access to the laundry room and extensive external storage. There is ample parking to the front and side of the property suitable for 6 cars.

Charleston presently trades as a holiday let business only but enthusiastic new owners could also trade as a bed and breakfast basis and promote evening meals if so desired.

The property benefits from mains electricity, water and drainage. Central heating is oil fired. Three phase electricity is in place in the kitchen area. LPG gas is available for cooking but not used by the current owners. Charleston House is fully compliant with extant fire regulations and environmental health requirements.

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


This property has an Energy Performance Rating of tbc.

Offers over £290,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items.

More information from this agent

Listing History

Added on Rightmove:
18 October 2016

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