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6-Bedroom Guest House With Owners Accommodation In Ullapool

The Sheiling Guest House, Ullapool, IV26 2SX, Highlands
£ 599,000 / Offers Over
For sale
Stunning Guest House on the shores of Loch Broom with stunning mountain views.


  • A purpose built and outstanding B&B business on the shores of Loch Broom with stunning mountain views.
  • Superbly-presented home and business set within a highly desirable trading location on the West Coast of Scotland in the ever-popular community of Ullapool.
  • Uncomplicated “home and income” lifestyle business opportunity, enjoying seasonal trade with superb income levels.
  • Includes 6 spacious letting bedrooms plus outstanding guest rooms with excellent external areas with beautiful Loch views.
  • Most spacious and modern owner’s accommodation separated from the trading areas.
  • Attractive gardens and outdoor spaces with superlative additional recreational outbuildings and utility work areas.

The Sheiling Guest House is a most attractive and substantial property located on the shores of Loch Broom with superb views but is within a short walk of the ever-popular village of Ullapool. This modern purpose built guest house benefits from an excellent trading location with striking scenery to its fore. The Sheiling has access to the shoreline of the Loch which would be of particular interest to new owners who are watersports enthusiasts. The property was built in 1990 and is a genuine must-view property for anyone wishing to own a prestigious business venture in a charming West Coast location. The property boasts spacious and well-appointed en-suite letting rooms, plus most comfortable guest facilities. The 6 letting rooms reflect the quality and service levels that the owners take great pride in presenting. The vendors have developed and maintained trade at a high level which is reflected in accolades that the business receives. The Sheiling is in true walk-in condition and presents an excellent business for new owners. A most attractive aspect to this sale is the separate and spacious owner’s accommodation. The 1-bedroom self-contained living space is adjacent to the letting accommodation providing a level of amenity space and comfort seldom seen in a guest house sale. Another appealing feature of this property is the spacious garage with amenity rooms above plus a significant workshop area and a game hanging room. Yet a further positive aspect of this sale is a substantial timber built unit with an approximate internal area of 110m2.

The current owners purchased the Sheiling in 2003 and have enjoyed their time operating this popular and successful business. It is their desire to retire to their purpose built house in the village that brings this outstanding business venture and dream home to the market.

The Sheiling has established itself as a popular Guest House resulting in a high level of trade with many repeat visitors. The business appeals to a wide range of guests looking to holiday in the North West Highlands. Trading on a seasonal basis (March to October), the current owners generate a high level of occupancy through the provision of excellent facilities and service levels. The business trades under the VAT threshold generating a sound level of profitability. There are 6 quality en-suite letting bedrooms which drives trade from the many visitors to the area and from those using Ullapool as a disembarkation point to the Western Isles. The Sheiling is just 5 minutes from the Caledonian MacBrayne ferry to Stornoway which leaves twice daily (once on Sundays) for those planning a trip to Lewis, Harris or the other Hebridean Islands. Tourism is a key driver of income with many visitors undertaking walking / climbing holidays, water sports, fishing, games sports etc. Others partake in more leisurely excursions of the many sites of historical interest or just taking in the array of natural landscapes. Visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay.

The business presently generates a consistently high level of profitability. 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.

The property is a 5-minute walk from the centre of Ullapool and ideally situated to take full advantage of the many tourists that are attracted to the region. The property is easily accessible located just off the A835. The immediate area is well served with facilities, shops and services for both locals and visitors alike. The North West Coast of Scotland attracts a large number of visitors and The Sheiling makes a perfect base from which visitors can continue their odyssey of the broader Highland region. It is also an ideal waypoint for travel over to the Western Isles as the Ullapool Ferry takes tourists and Islanders to Stornoway and beyond. Ullapool has a strong sense of community, with schools, golf course and social and welfare facilities. Inverness, the Capital of the Highlands is a 65-minute drive away with a full range of services associated with a modern thriving City.

The Sheiling is a substantial detached modern property built under a pitched roof with many attractive features. The property is deceptively spacious with accommodation being laid out over two floors benefitting from double glazing throughout and modern central heating. The level of décor and fittings are of a high standard presenting the business and property in truly walk-in condition. The Sheiling also has Wifi capability. An appealing aspect of this sale is that the business and home elements are separated with different accesses. A further attraction is the most spacious and flexible additional operating areas within the main building and the large annex building in the grounds.

Entry to the business aspects of the property is via a glass paneled door into a charming vestibule and thereafter into an attractive and spacious reception hallway. The quality of fixtures and fittings is self-evident from this initial introduction to the property with good quality décor and attractive tartan carpets. To the left is a small but functional reception hatch which acts as the business office. Doors off the hallway lead to the guest lounge, guest dining room and ground floor letting bedrooms. Stairs lead to the first floor. The most spacious and stunning lounge has superb views to the Loch and the hills beyond. This beautifully set and cosy room has soft furnishing and solid fuel fire with a tiled fireplace and pine mantle plus marble hearth. This relaxing space is most popular with guests after a busy day touring or hill walking. The dining room can be accessed from the lounge or the hallway and is set to 6 tables to comfortably seat 12 guests. The dining room is set to two areas with the lower level benefitting from an outstanding vista, this room could comfortably accommodate further guests should new owners wish to develop trade further (see below). There is a further guest W.C. on the ground floor.

There are 6 letting bedrooms configured as follows:

Ground Floor:
Room 1 - Double with en-suite shower room
Room 2 - Twin with en-suite shower room

First Floor
Room 3 - Double with en-suite bathroom with shower attachment
Room 4 - Double with en-suite shower room
Room 5 - Twin with en-suite bathroom with shower over
Room 6 - Double with en-suite shower room

Each room is equipped with tea & coffee making facilities, television, hairdryers etc. All rooms are spacious and presented to a very good standard with attractive fixtures and fittings. Rooms 4 and 5 have Loch views.

The owner’s accommodation is spacious and makes this a most attractive aspect of the sale. With its own private access there is an adjoining private hallway between the kitchen and guest areas. The quality of the fixtures and fittings plus well-presented décor make this an excellent living space. The spacious accommodation includes a very large double bedroom plus a walk-in wardrobe and a family bathroom with a shower and bath located on the first floor.

On the ground floor is the large and well-appointed kitchen with an excellent range of built-in facilities and storage units plus a central dining table. In the open plan configuration is a further area that the current owners use as office space which in turn leads to a private lounge with double aspect windows, lovely views over water and wood-burning stove. Functional areas off the kitchen include a boiler room, a large utility room and a W.C. plus additional storage.

The utility area provides access to the drive through garage which is presently used for storage. A unique feature of this sale is the ancillary rooms accessed from the garage including a general purpose workshop and a game hanging room (not presently used for its designed purpose). This spacious room has a sink and a central drainage point. Above the garage is an open plan recreational space which is pine clad with lighting and power. These rooms combine to make a large yet flexible space which could be developed into further accommodation should new owners require additional living area.

Within the grounds is a large log built unit which presently serves a number of services. The unit has an approximate net internal area of 110m2. It is currently configured to a garage store, fishing rod store room (used as a further general store), a sauna room with shower and W.C., drying room guest laundry facility and large wood-store. This building is under-utilised by the current owners through choice but provides an exciting opportunity for new owners to develop a range of trading or recreational options.

With good signage, The Sheiling is a substantial property and benefits from a superb location close to the main road leading to Ullapool town centre. The grounds extend to the front side and rear of the property and are mainly laid to grass with some shrubs and bushes; this is an easily maintained garden. An extensive area of decking is set into two distinctive areas which proves popular with both the owners and guests, offering some stunning views. The tarmac drive and parking area provide ample parking to the front of the property for both business and personal use. A small burn runs through the grounds.

The Sheiling presently trades on a bed and breakfast basis only but enthusiastic new owners could also promote evening meals if so desired. There is scope to develop the main building and or the log unit subject to the necessary planning consents.

The property benefits from mains electricity, water and drainage. Central heating is oil fired. LPG is used for cooking. The Sheiling Guest House is fully compliant with extant fire regulations and environmental health requirements. The business benefits electricity generated from solar panels which attracts Feed-in Tariff Payments

Property document:
Property document:

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