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South Beach, Isle Of Lewis, Ross-Shire, HS1

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CDLH Leisure & Hospitality Surveyors, Glasgow

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10 bedroom hotel for sale

USE CLASSUse class orders: B1 Business, C1 Hotels and C3 Dwelling Houses

B1, C1, C3

Key features

  • Superb location overlooking Stornoway Harbour and Ferry Terminal.
  • Excellent re-development opportunity to provide letting accommodation.
  • Stornoway is the principal town in the Hebrides, with a population of approximately 10,000 persons.
  • Current accommodation provides a public bar, separate lounge bar, together with a first floor restaurant and kitchen and a total of 10 letting bedrooms.
  • Proposed accomodation could provide a dedicated bar/restaurant over the ground floor, with 14 letting bedrooms over the upper floors. In addition, the entire building would be suitable for re-develop



Stornoway is the main town serving the Hebrides. The town has a catchment population of around 10,000 persons, and is home to the main administrative services of the Hebrides, including the Western Isles Council and a variety of educational, sporting an civic bases, together with providing the main airport.

Visitor numbers swell during the main summer months. Tourist numbers have now returned to pre-pandemic levels in Summer 2022, at approximately 240,000. In addition, a new deep water port is close to being completed, which will accommodate the larger cruise ships. This has been created with a £45 million investment and is due to open in 2024.

Stornoway is projecting an increase in tourist numbers. In our opinion, there is a general lack of suitable letting accommodation or apartments for let within the town and the Caledonian Hotel would be ideal for a re-development to cater for the increased tourist and business markets.

Specific Location
Specifically, the Caledonian Hotel is situated on South Beach, in the centre of the town. The premises have an excellent trading location overlooking the harbour and main ferry terminal.

Travelling to Stornoway
Regular flights are available from mainland Scotland (Edinburgh, Glasgow and Inverness) to Stornoway Airport, with a flight time up to 1 hour.

In addition, there are ferries from Ullapool and Sky, with the average crossing being approximately 2 hours 45 minutes.

The Caledonian Hotel is closed. The premises require refurbishment both internally and externally. However, the premises are arranged over three storeys, directly fronting the main harbour and ferry terminal, and provide an excellent canvas for re-development.

Current Accommodation
The current accommodation is outlined as follows:

Public Bar
Separate access from the front reception. Attractive, traditional public bar, with semi-circular windows to the front. There is a timber bar servery and seating for approximately 30 persons.

Lounge Bar
With separate access from the front of the premises. The lounge bar has capacity for approximately 50 persons, and a raised area to the rear. There is a timber bar servery.

Service Areas
Stores, cellar, food hoist to first floor kitchen, reception and customer toilets.

Large main restaurant with scenic views to the front. The restaurant has seating for approximately 60 persons and a timber bar servery.

Fully fitted commercial kitchen situated to the rear of the restaurant.

Service Areas
Stores and customer toilets

Letting Bedrooms
There are 3 ensuite letting bedrooms over the first floor.

Letting Bedrooms
There are 7 ensuite letting bedrooms arranged over the second floor.

Breakfast Room
Bright breakfast room with scenic views to the front.

Owner's Accommodation
With 3 bedrooms, living room, laundry, bathroom and small kitchen.

We understand that the premises are connected to all mains services, including water, electricity and gas.

Rateable Value
The premises have a Rateable Value of £50,000 as at the 1st April 2023. A new owner will have the right to appeal the Rateable Value.

The Property & Redevelopment Potential
The Caledonian Hotel has been closed for a number of years and requires both internal and external redecoration.

Whilst the premises would be suitable to continue with the existing use and accommodation, the premises also provide a superb redevelopment opportunity. The location is first class, situated within the core town centre, and directly overlooking the harbour and ferry terminal. In our opinion, the premises could be converted to reconfigure the bar/restaurant over the ground floor and create 14 ensuite letting bedrooms over the upper floors.

In addition, a more comprehensive refurbishment could be undertaken to provide apartments available for let. In our opinion, approximately 14 apartments could be created within the premises, ranging in size from approximately 25 sq. m. to 65 sq. m.

There would be a superb demand for apartments/letting accommodation as well as a new refurbished licensed premises, particularly given the creation of the new harbour and the projected increase in visitors to the town, estimated at, at least 100,000.

The Price
The Caledonian Hotel has been placed on the market at offers over £500,000 plus VAT, for the benefit of the heritable interest.

The property has an EPC rating of G.

Viewing & Further Information
Strictly no approaches to be made to the property direct. For further information please contact CDLH on .

Anti Money Laundering
The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 came into force on the 26th June 2017. This now requires us to conduct due diligence not only on our client but also on any purchasers or occupiers. Once an offer has been accepted, the prospective purchaser(s)/occupier(s) will need to provide, as a minimum, proof of identity and residence and proof of funds for the purchase before the transaction can proceed.


South Beach, Isle Of Lewis, Ross-Shire, HS1

Approximate location


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Disclaimer - Property reference FormerCaledonianHotel. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by CDLH Leisure & Hospitality Surveyors, Glasgow. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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