Highlander House, Battery Place, Rothesay, PA20 9DU

Highlander House is a substantial, handsome, category ‘C’ listed semi-detached property. The house is of light grey painted stone with contrasting white painted smooth ashlar at window mullions and doors. Of particular note is the colonial style cantilevered steel balcony at the first-floor level. The main property is under a slated roof with stone skews and with a part mineral felt and part box profile polycarbonate sheet roof to the rear. Internally, the house is presented in pristine order, the letting and guest rooms all featuring the sensitive retention of period features and with the exception of room 3, all with upright slimline stainless-steel radiators/towel rails.

There are feature detailed cornices, fireplaces, picture and dado rails to name a few and dedicated owners’ accommodation is to the rear which provides good separation from guest space. The accommodation is laid out over three levels, and there is excellent use of durable, timber effect, water resistant laminate flooring. The little used top floor providing new owners with the opportunity of expanding the B&B enterprise, or accommodation for extended family. Front rooms enjoy sublime waterscape aspects out across Rothesay Bay and stretching into the far distance to include the mountains and glens at Loch Striven and the opening to the world-famous Kyles of Bute.

Business Enterprise
Highlander House has been in its current ownership since 2018. Following its acquisition and programme of improvements Highlander House has been successfully run as an income producing guest house. The quality of the offering has earned the present owners an enviable reputation, much repeat business and a series of awards including, Number 1 guest house on the Island of Bute, 2025 Best of the Best on TripAdvisor with around 300 5 star reviews.

For lifestyle reasons occupancy is currently restricted to 25 weeks per annum from which income of c £55K is currently generated less the cost of sales. The property offers scope for new owners to both increase the letting rooms, increase the occupancy period and subsequent income production.

Contents
For those wishing to continue the business enterprise, the contents of Highlander House are available by separate negotiation, an inventory can be made available upon request.

Ground Floor
Terrazzo steps to front door, half glazed outer door with fan light above to entrance vestibule with tiled floor with detailed inlay, door to main reception hallway, glazed door to inner hallway, guest sitting/dining room with half Edinburgh press, white/grey vein marble fireplace on a raised black marble tile hearth, guest TV room with opaque glazed window to rear, illuminated half display Edinburgh press, white painted fireplace with electric misting fire and concealed log burner, well equipped and refitted kitchen in shaker style with matching base and wall units, coffee bar, butchers block worktops, tray inset illuminated ceiling and complimentary coloured splashback tiling, shelved larder off. Utility room and general-purpose store leading to laundry room plumbed and vented for white goods. A door leads to the rear to the owner’s accommodation of, sitting room with white fireplace in ‘Adam’ style, coffee and breakfast bar, patio doors providing access to rear gardens, bath and shower room tiled to half height, bedroom with fitted wardrobe and door with access to rear gardens.

From the main reception hallway access to beautifully refitted cloakroom and wc with coat hooks, panelling to dado height, vanity sink unit with mosaic splashback, letting room 2, window to front, white painted ceiling with exposed white painted beams, en suite shower room with floor-to-ceiling tiling.

First Floor
Period stone staircase with wood turned banister and gold painted ornate spindles, first floor hallway with 2 linen stores leading to letting room 3 with window to rear, Edinburgh press, tiled fireplace with electric fire, tiled en suite shower room, letting room 4 with window to rear, corner set stainless steel fireplace with ‘pebble’ burner and tiled en suite shower room, letting room 5 with window to front showcasing views and tiled en suite shower room, letting room 6 with 2 x front windows showcasing views, tiled en suite shower room with tiled floor, sitting area with bull eye glass and decorative stainless steel fireplace.

Second Floor
Timber staircase with wood turned banister and gold painted ornate spindles to second floor upper hallway leading to shower room with linen store, room 7 with dormer window to rear (currently used as a general-purpose store) room 8 with dormer window formation to front, bathroom with velux window.

Outbuildings
Garden shed, outdoor access to laundry, second garden shed at rear of gardens.


Gardens
White painted black top gate piers leading to concrete low maintenance driveway and vehicle hardstanding apron. There is good space for guest alfresco dining and sundowners all bounded by low level close board fence, mixed hedging and neatly pruned evergreen hedge to the front. The front gardens feature a mature palm and well stocked and colourful flower beds. The rear gardens have been the subject of a landscaping programme and provide a sheltered deck area, fronted by a low-level stone retaining wall with steps to a very pretty gravel terrace with circular ornamental block and paving stone detail, this area is surrounded by beautifully stocked flower beds with central pathway and steps leading to rear shed. Neighbouring woodland provides a leafy sheltered backdrop. The rear gardens are bounded and secured by mixed hedging and protected by deer fencing.

Services
Mains water supply, mains drainage, mains gas, gas central heating, c 70% double glazing.

Highlander House was CAT 6 rewired in 2021

Note: The services have not been checked by the selling agents.

Local Authorities
Argyll and Bute Council
Tel:

Council Tax
Highlander House is mixed domestic and non-domestic. Highlander House owners accommodation is in Council Tax band A, and the amount payable for the period 2026/2027 is £1422.47 including sewage. Highlander House incurs zero non-domestic rates.

EPC
Rating E

Travel Directions
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From Glasgow, travel west on the M8 to Greenock, and then continue on the A78 to Wemyss Bay. Take the Caledonian MacBrayne ferry to Rothesay (35 minutes). On leaving the ferry at Rothesay, turn left and proceed in an easterly direction for 0.4 miles to find Highlander House, 14 Battery Place on the right hand side.