Castle Moil Restaurant, King Haakon Bar & Bunkhouse , Kyleakin, Highland

DESCRIPTION

Situated in the quaint village of Kyleakin on the picturesque Isle of Skye, The Castle Moil Restaurant & King Haakon Bar presents a unique and lucrative opportunity within a captivating coastal setting in the Highlands of Scotland. Boasting unobstructed views of the Loch and hills, this substantial detached property offers a prime location that appeals to tourists and locals alike.

This well-maintained establishment features a spacious restaurant that can comfortably seat up to 70 guests for regular service and accommodate up to 100 for special events, along with a bar that can cater to over 100 patrons. The outdoor seating area at the front and loch-side of the property adds charm, providing seating for up to 90 diners, creating a sought-after alfresco dining experience during the pleasant spring and summer seasons.

Included in this remarkable property is a leased retail space covering approximately 70m2, offering additional income potential or the possibility of expansion for the new owner. The first floor offers flexible living arrangements, including a generous 3-bedroom owner's flat ideal for a family or partnership venture. Two additional staff rooms, one with an en-suite bathroom, and a 7-bed bunkroom further enhance the accommodations, making it suitable for extended family living or for a chain operator looking to run the business under management.

Don't miss this chance to acquire a thriving business in a dream-like location that promises not only a successful commercial venture but also an unparalleled lifestyle opportunity for the discerning buyer.

REASON FOR SALE

The business' journey includes two successful ownership periods under the current owner's guidance. Purchased in 1997 and again in 2012, this thriving venture has consistently delivered a high quality of life and solid investment returns. Demonstrating remarkable profitability and sustainability, the business stands as a lucrative and enduring opportunity for prospective buyers.

TRADE

The business has a strong trading history, generating annual turnover of approximately £800,000, with adjusted net profits of around £120,000 from food sales, wet sales, and lease income.

Situated on the Isle of Skye, it benefits from consistent visitor traffic, particularly during peak tourist seasons. The operating model is straightforward and proven.

The premises offer seating for up to 90 covers in the restaurant and a further 100 in the bar area, both capable of handling high volumes of trade. A dedicated servery counter enables efficient morning and lunchtime service, well suited to tourists and day visitors.

Regular live music and entertainment help attract a broad customer base, including tourists, organised tour groups, walkers, cyclists, and local patrons. The combination of visitor and repeat trade supports steady year-round income.

LOCATION

Kyleakin occupies a strategic gateway position at the entrance to the Isle of Skye, immediately after crossing the Skye Bridge from the mainland. This prime location ensures strong visibility and consistent passing traffic from visitors arriving on the island.

Although the resident population is approximately 400, numbers increase significantly between April and October as Skye’s tourist season reaches its peak. Kyleakin is a natural stopping point for travellers, tour groups, and outdoor enthusiasts beginning or ending their island visit, supporting high levels of seasonal footfall.

The village is also home to the historic ruins of Castle Moil, reinforcing its appeal as a visitor destination. Its position as the main access point to Skye provides a strong trading environment for hospitality and retail businesses, combining year-round local custom with substantial seasonal tourism.


THE PROPERTY

The original parts of Castle Moil Restaurant & King Haakon Bar date back to the early 1900s, with the section where the shop now operates forming the earliest part of the building. Further extensions were added in the 1960s and subsequently. The property is of predominantly modern construction, set beneath a pitched tiled roof, with some flat metal roofing to the rear.

Arranged over two floors, the property benefits from open sea and mountain views. All public trading areas are located on the ground floor, providing straightforward access for customers, including less able guests, and there is a disabled W.C. The business is well presented throughout and offers a fully established trading environment in a highly prominent waterfront setting.

Owner’s accommodation is located on the first floor and provides flexible space suitable for extended family use, staff accommodation, or potential holiday letting, subject to the necessary consents.

The shop unit is currently operated under lease. Extending to approximately 70m², it trades as a mixed convenience and gift shop and serves as a well-used village amenity. The lease provides an additional income stream while also generating footfall that benefits the restaurant and bar operations.


PUBLIC AREAS

Castle Moil Restaurant, King Haakon Bar and the retail shop each benefit from separate main entrances accessed directly from the front car park. The trading areas are also interconnected internally, allowing the spaces to operate independently or as one combined venue, depending on operational requirements.

The bar is arranged in an open-plan layout with some semi-partitioned areas. A substantial wooden bar servery forms a central feature, complemented by timber flooring. Seating is provided by a mix of freestanding tables and chairs, fitted bench seating, and high tables with stools, accommodating approximately 100 customers. Multiple televisions are installed, and there is sufficient space to host live music and other entertainment. Ladies’, gents’ and disabled W.C. facilities, along with baby changing facilities, are centrally positioned off the main bar area.

A corridor connects the bar to the restaurant, which is currently arranged to seat around 70 covers. The restaurant has its own bar servery positioned back-to-back with the main bar, supporting efficient service and streamlined staffing. A dedicated food servery counter allows for efficient service during busy daytime periods.

To the rear of the servery is a fully equipped commercial kitchen with adjoining preparation and pot-wash areas. The kitchen is spacious and fitted with a comprehensive range of catering equipment. Additional ancillary space includes store rooms, a dry goods store, cellar, spirit store, office, and general storage areas throughout. A staff washroom is located to the rear of the building.

FINANCE AND LEGAL SERVICES

ASG Commercial Ltd is in touch with a variety of different lenders who can provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction where appropriate. We also have many contacts in the legal profession who can assist in all legal matters arising.

ACCOMMODATION

An attractive feature of the property is the spacious first-floor owner’s accommodation, accessed via a rear stairway. The main living area comprises three bedrooms, including two large double rooms and one single room, alongside a well-appointed family bathroom with a shower over the bath. A generous kitchen/dining area and comfortable lounge provide practical and flexible living space.

Also on the first floor are two additional bedrooms, one with an en-suite shower room and dressing area, together with a bunk room configured with seven beds (five singles and one double) served by a separate shower room. A communal area includes a utility space.

This accommodation has historically been used for staff and visiting musicians and offers flexible use for extended family, continued staff accommodation, or potential conversion to a supplementary income stream, subject to the necessary consents.

SERVICES

The business benefits from mains electricity, water and drainage. LPG gas for cooking. The building has electric heating throughout, including two effective wall-mounted air con units in the bar. The property is mainly double glazed and has a functional fire alarm.


ACCOUNTS

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

TITLE NUMBER

The property has a title number of INV19423.

PRICE

Offers over £695,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation. Alternative sale options may be available, contact the selling agents for further information.


OFFERS

All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date, should one be set.

GROUNDS

The Castle Moil Restaurant & King Haakon Bar is conveniently located adjacent to extensive public car and coach parking, with additional private parking available at the rear. At the front, facing the sea, there is an outdoor seating area accommodating up to 90 guests. This includes two slabbed patio areas enclosed by sea walls, as well as a grassed area where permission has been granted for eating and drinking.

To the rear, a utility area is available for deliveries and other operational needs, providing shared access with neighbouring properties.

LICENCE NUMBER

The business has a licence under the Licencing Scotland Act 2005, and a copy of the operating plan is available to interested parties, which details operating practices. The licence is HC/RSL/1304.