10 bedroom hotel for saleNavidale House Hotel and 4-Bed Cottage, Helmsdale, Sutherland, KW8
- Business for sale
- Exceptional location offering spectacular coastal views
- Separate and modern 4-bedroom annex
- Charming property reflecting many of its early Victorian origins
- 10 highly attractive en-suite letting rooms
- Splendid public rooms offering comfortable spaces for guests
- Expansive traditional Highland Hotel near the village of Helmsdale, on the popular North Coast 500 tourist route, boasting an elevated trading location and spectacular coastal views.
- Simple business model, catering to residents only, offering 10 appealing en-suite letting bedrooms, with modern facilities.
- Annex with further 4 en-suite bedrooms and kitchen facilities used as extended family accommodation, plus further owners flat within the main building.
- Period public rooms including snug bar, large lounge / sun room, private dining room, quiet lounge and spacious dining room.
- Extensive support areas including commercial kitchen, large office, laundry and excellent storage facilities.
- Mature garden grounds, extending to c5 acres with ample amenity and parking space offering some development potential STPP.
Navidale House Hotel is a traditional and prestigious Victorian manor house dating from c1850 with a modern annex, both enjoying an elevated position with spectacular coastal views. This substantial business is deceptively spacious and only by viewing can one appreciate the grandeur of this period property. The subjects enjoy an exquisite trading location adjacent to the North Coast 500 Tourist Route in the popular county of Sutherland. The property's attractive position and extensive garden grounds, which extend to about 5 acres, provide an air of splendour and tranquillity rarely available. The hotel, has a long and well-established history, formerly as a hunting lodge constructed for the Dukes of Sutherland to appreciate the wealth of field sports available locally on the heather clad moors and the many salmon rivers in the area. This substantial building reveals the charming qualities of its early Victorian origins but reflects a high level of comfort and service provision to its clientele. This is genuinely a unique business, ideal for a discerning buyer wishing to own a prestigious property in the heart of the Highlands and put their stamp on an exquisite opportunity.
This truly outstanding property offers 10 letting bedrooms and facilities of tremendous character. Of note is the annex which could with modest investment provide a further 5 en-suite letting bedrooms or could be utilised as a larger self-catering unit, or an extended family home. The service areas include a well-equipped commercial kitchen with additional food preparation, storage and laundry facilities. There is also additional owner's accommodation set within the main hotel; providing up to 3 bedrooms. These facilities and flexible accommodation make this property an outstanding prospect as a family home and business.
REASON FOR SALE
The present owners purchased Navidale House in November 2003 and have enjoyed operating this impressive and rewarding business. However, it is their desire to fully retire and relocate that brings this excellent business and delightful home to the market.
Helmsdale is a Sutherland coastal village steeped in history and with a strong maritime tradition. The hotel is located on the ever-popular North Coast 500 tourist route. The village boasts a good level of local amenities for both visitors and residents. The area has an association with Viking history and attracts a great many tourists. The broader region is renowned for its gold panning at Kildonan and the Timespan visitor attraction within the village depicts the regions diverse history. The village has approximately 750 inhabitants and is one of the main centres of population in Sutherland. It boasts an excellent links golf course and is in easy reach of the famous course at Royal Dornoch which lies to the south. Famed for its whisky production, with distilleries located in Brora, Wick and Tain. Slightly further afield the Falls of Shin and Dunrobin Castle provide for an interesting day out. Touring and genealogy are other favourite pastimes, together with the prospect to visit nearby Scottish castles and other historic sites. These attractions combined with the varied natural scenic beauty of the surrounding area make it highly popular with a wide range of visitors and tourists.
For the outdoor enthusiast the Highlands of Scotland are famous for spectacular scenery and rugged mountains, a reputation which is comfortably upheld by Helmsdale. The wonderful un-spoilt scenery of the famous coast line and surrounding hills combine to make this a most attractive area. The region draws in a high customer footfall from visitors which generates a strong potential customer base for the business in the summer months as there is no shortage of opportunities in the immediate area for holiday makers. For walkers the beautiful Sutherland terrain offers varied degrees of challenge from the more leisurely hillwalking to more stretching mountaineering.
The hotel is located approximately ½ mile North of the village of Helmsdale where amenities include a village shop, primary school, doctor's surgery, cultural centre, art gallery, post office and a railway station.
Navidale House Hotel operates on a restricted seasonal basis, opening from May to October. The restricted season suits the owner's lifestyle and personal preferences but new owners could easily trade more fully and there is both business and local trade available in the winter months. The hotel trades lightly on a lifestyle basis, maintaining a level of turnover below the VAT threshold, producing a degree of profitability. The main income stream is generated through the 10 individual en-suite letting bedrooms. To maintain their lifestyle preferences, the current proprietors limit their full hotel service for overnight guests only, providing bar and dining facilities. New owners could undoubtedly adopt a broader trading platform including the provision of evening meals for non-resident guests, even a small function / wedding facility. There is an opportunity to offer a lunch-time service. The annex is currently used for extended family but has in the past been utilised as supplementary letting accommodation, adding a further 5 en-suite rooms. There is realistic scope to extend the business further through the development of the grounds subject to consents.
Navidale House Hotel markets itself through limited on-line travel agencies and via its own website ( The business has a high level of repeat trade. There would be undoubted potential for new operators to expand trade fairly effortlessly through the greater use of portal websites and by generating a greater on-line presence. The upgrading of the extant website to facilitate an on-line booking platform would also enhance accommodation occupancy levels and maximise income.
The business is currently managed by the owners on a day to day basis with the support of casual staff.
The main hotel building is of traditional stone construction, built in the 1850s, Navidale House Hotel is a substantial detached villa under a pitched slate roof. The property offers opulent and spacious accommodation laid out across 2 floors. The building benefits from many original Victorian features which adds to the charm of this impressive guest house. In addition, the Annex set within the grounds offers flexible accommodation for either an extended family, as self-catering or as additional letting bedrooms. All within mature garden grounds, the business has a quintessential uniqueness.
The main entrance leads into a vestibule which in turn follows into a well-presented reception hallway. The hallway is traditionally decorated and furnished in keeping with the period of the property. The reception area offers access to all private and public areas. To the left is the 'Wee Bar' with an open solid fuel feature fire place and charming décor. This cosy area operates as a guest lounge and offers pre and post dinner beverages. An attractive feature of this area is the traditionally built wooden snug corner bar with tartan fabric inlaid.
From the reception, along the hallway, is the spacious lounge / sunroom for residents to reflect on their day's travels and activities. Set to soft furnishings and with many original period features including a white marble effect fireplace, this room boasts exceptional comfort and warming ambience, as well as stunning sea views. From the lounge two sets of double doors provide access to the external aspects and a patio area.
Adjacent to the lounge is a private dining room/breakfast room, which benefits from being connected to the drawing room by way of double doors. This dining facility features a brick inlay fire place with a wood surround. Combined, the lounge and private dining room offer a perfect setting for smaller intimate functions or ceremonies.
Further down the hallway is the library which provides a cosy quiet space with a feature marble fireplace, and again is well furnished in keeping with this period property. To the end of the hallway is the main dining room which facilitates a further excellent space for general dining and functions. This charming room boasts a solid wooden floor and a wood-surround feature fireplace. Currently set to 5 tables, this room could comfortably seat up to 50 in a banqueting style and 36 for dinner. Of significance, all the public rooms offer superlative views over the expansive garden grounds towards to cliffs and beaches below out to the North Sea.
The hotel has disabled / ladies washrooms and gents facilities by the reception area and a further ladies washroom adjacent to the restaurant. A sweeping stair case with Victorian wrought iron balustrades leads to the first floor and all letting bedrooms as well as the owners accommodation.
In total, the hotel has 10 letting bedrooms, all of which have quality en-suite facilities. Each room has been tastefully decorated with its own unique style and character, including quality furniture and fittings, many of which are period pieces. The rooms have hospitality trays and a good level of in-room services. They are configured as follows:
Room 1 - Twin bedroom with en-suite bathroom with shower over bath
Room 2 - Twin bedroom with en-suite bathroom with shower attachment
Room 3 - Double bedroom with en-suite shower room
Room 4 - 4-Poster double with en-suite shower room
Room 5 - Single bedroom with en-suite bathroom with shower over bath
Room 6 - Double bedroom with en-suite shower room
Room 7 - Double bedroom with en-suite shower room
Room 8 - Twin bedroom with en-suite bathroom with shower attachment
Room 9 - Double bedroom with en-suite bathroom with shower over bath
Room 10 - Single bedroom with en-suite bathroom with shower attachment
This property has a comprehensive commercial kitchen complete with a range of fitted units and extraction system. In addition, there is a separate preparation room plus a wide range of storage facilities. The kitchen offers excellent workspace for a fuller commercial operation should new owners wish to trade at a higher level. There is plentiful storage, a spacious office and linen storage.
OWNER'S / STAFF ACCOMMODATION
Owner's accommodation is situated on the first floor and comprises of a lounge, bathroom and double bedroom. There is a further bedroom used as a hobby room and another which is used for general storage. A secondary bathroom is adjacent to these supplementary rooms, should new owners wish to bring these into regular use as owners accommodation they would require significant upgrading.
Set within the grounds but located away from the main building is the Annex. The current owners do not utilise this building for business purposes, as an elderly family member lives there. Previously this spacious building was set to 5 en-suite letting bedrooms but one room is now being utilised as a modern kitchen thus making this aspect of the sale ideal for extended family use. The 4 extant bedrooms are all double with baths and shower attachments. There is also a separate disabled bathroom which doubles as a utility facility. The kitchen is well-appointed with sufficient storage areas and ample room for a dining table and chairs.
With excellent signage, Navidale House Hotel is a substantial property benefiting from an elevated trading location set within mature garden grounds. The property sits in around 5 acres which are mainly set to lawns to the front of the subjects and grassed and wooded areas to the side and rear. A shared access driveway leads to this large property which is set back from the main road. There is a large carpark to comfortably accommodate over 12 vehicles. There are numerous outbuildings and the extensive grounds offer some development potential subject to obtaining the necessary consents.
Navidale House Hotel has mains electricity and water. Drainage is to septic tank. Heating is provided by storage and panel electric heaters supplemented by open solid fuel fires. The Annex has an oil-fired central heating system. The property meets all fire and environmental health requirements.
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