Ardmorn is a most attractive and modern property set in an excellent elevated trading location taking advantage of some of the most impressive scenery the West Coast of Scotland has to offer. Situated close to the ever-popular village of Dunvegan, the business is in a desirable location which benefits from the Islands history and splendour. This fine property is a genuine must-view for anyone wishing to own a charming business and outstanding home. The business has a solid reputation with positive on-line reviews which reflects upon the quality and service on offer. The owners take great pride in providing a warm and friendly Highland welcome. Since taking on the business the present owners have developed both the property infrastructure and décor to a very high level providing a true walk-in proposition for new operators. The 3 en-suite letting bedrooms and self-catering accommodation (Minmorn Self-catering Cottage) are all reflective of a high quality accommodation business. An appealing aspect of this sale is the spacious and flexible owner’s accommodation. The private owner’s accommodation includes 4 bedrooms providing a high level of family living accommodation only occasionally seen in such a sale, allowing for flexible living spaces that would suit an extended family.
REASON FOR SALE
The current owners purchased Ardmorn in 2014 and have extensively developed the property. It is due to family illness that they have decided to relocate closer to family members, which brings this attractive property pre-maturely to the market.
Ardmorn is an established and popular bed and breakfast and holiday let business. The current owners trade with the benefit of a liquor licence and with the provision of a dinner menu but for guests only. The business benefits from a good level of repeat business. Trading during the main season only (March to October), the present operators generate to a high level of occupancy through the generation of excellent facilities and superb service levels. The business trades under the VAT threshold (c£60,000 as at Mar 2017) but should new owners wish to maximize trade they could extend the trading pattern. There are 3 quality en-suite letting bedrooms which drives trade from the many visitors to the Island. In addition, there is a 1-bedroom self-catering holiday let. A key driver of trade on Skye is tourism which includes the many visitors who undertake walking / climbing holidays, water sports, fishing, games sports or partake in a more leisurely excursion of the many sites of historical interest or just taking in the array of natural landscapes. Other 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 good level of profitability. The location and stature of the property 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 off the main road and is supported by a modern and functional website.
The property is found within a stunning and tranquil setting near to Loch Bracadale and Idrigill Point. Located just 3 miles to the south of the idyllic village of Dunvegan along the A863, its population of just over 1,000 and is a thriving community with a number of hotels / B&Bs, shops and general services. At the head of Loch Dunvegan, the village is a significant draw to the many tourists who visit Skye. Dunvegan Castle stands on the shore of the Loch, a mile north of the village with its origins dating back to the 1200s, the Castle is the ancestral home of the Chiefs of Clan MacLeod and is reputed to be the oldest residence in Scotland continuously occupied by the same family. The area attracts a mix of clientele including walkers, climbers and sportsmen whether enjoying angling, water-sports or field-sports. Its location affords access to areas of natural beauty both on the Isle of Skye and the mainland. The variety of wildlife and ornithology in the area is another attribute which helps establish Skye as one of Scotland’s strongest areas for tourism and includes wild deer, buzzard, porpoise, the elusive otter and even the magnificent golden eagle. Skye’s rugged Cuillin Mountains are known to walkers and climbers the world over. The many prolific hill lochs offer the angler an opportunity to catch spectacular native wild brown trout. A further and popular visitor attraction is the world famous Talisker Distillery with its guided tours during the main season. Portree, situated 22 miles from Roskhill, is the main social and economic centre on Skye with schooling excellent medical facilities plus a full range of shops and services.
Ardmorn is of modern construction built in the early 1970s, this substantial detached property under pitched tiled roof offers exceptional living and trading space. The property is deceptively spacious with accommodation being set over two floors benefitting from double glazing throughout and modern central heating. The level of décor and fixtures and fittings are of a high standard presenting the business in truly walk-in condition.
ARDMORN BED AND BREAKFAST
Entry to the business aspects of the property is via a substantial solid front door into a charming vestibule and thereafter, through a glazed inner door, into an inner hallway. From the hallway access is gained to the guest lounge which leads to the conservatory dining room. The lounge benefits from a wood-burning stove and is comfortably set to two sofas. The dining room which is set to 3 tables offer excellent views towards the coastline and sea beyond. The lounge and dining area provide a cosy yet functional area for guests to congregate and relax. There is a guest drying room.
There are 3 letting bedrooms all on the ground floor providing ease of access for less able guest and are configured as follows:
Room 1 (Bracadale) - Spacious King-size with en-suite shower room
Room 2 (Struan) – King-size with en-suite shower room
Room 3 (Harlosh) - Twin / Super-king with en-suite shower room
Each room is equipped with tea & coffee making facilities, television, hairdryers etc. and are presented to a very high standard.
MINMORN SELF-CATERING COTTAGE
Minmorn Self-catering Cottage is a 1-bedroom holiday let which is in itself a detached building. Accessed from the main car park via a wooden gate into an enclosed gravel garden, the entrance leads into a wood vestibule. This is an ideal location to take off walking boots etc. Through a UPVC door guests encounter the open plan kitchen / dining room / lounge. The kitchen units are modern and well-appointed with ample floor units. A two seat dining table is set next to the window offering views to the front. A sofa is situated in front of a TV completing this modern and comfortable living space. A door leads to a king-size bedroom which in turn leads to a spacious and contemporary shower room. Minmorn has its own metred electric metre and benefits from a modern central heating system.
Adjacent to the trading aspects is the owners accommodation which makes this a must view property. The quality of the fixtures and fittings plus décor make this an excellent family home. The spacious living accommodation presents an excellent family living space with 4 double bedrooms on the first floor with a family shower room and additional storage. On the ground floor is a large lounge plus a wood-burning stove which is currently used for guests but could be used as extra owner’s accommodation. There is also a spacious dining room which has a modern and well-appointed kitchen has an excellent range of built-in facilities and storage units plus has a centre-isle. There is also a utility room plus additional under-stair storage. There is also a family bathroom with separate shower off the kitchen.
With good signage, Ardmorn is a substantial property and benefits from a superb location close to the main road leading to Dunvegan. The grounds extend to circa 0.27 acres with an expansive frontage of the building and prominent roadside location offering ease of access. There is a small easily maintained walled front garden. The rear garden is set to bushes and shrubs and laid mainly to grass with a wooden shed. There is an area of patio which proves popular with both the owners and guests offering some stunning views. There is ample parking to the front of the property for both business and personal use.
The property benefits from mains electricity and water with private drainage. Central heating is oil fired benefitting from a new boiler. LPG is used for cooking. Ardmorn is fully compliant with extant fire regulations and environmental health requirements. Both properties have Wi-Fi capability.