Kinloch Campsite enjoys a breathtaking and unique setting overlooking Loch Dunvegan on the Isle of Skye being overlooked by MacLeods Tables, two easily recognizable flat topped hills. This remote campsite attracts visitors from all over the world due to its stunning views over water and to the towering mountains to its rear. The site extends to circa 8.3 acres and it is this site with two main buildings plus all fixtures and fittings and the goodwill of the business including all intellectual rights, which is available for sale. The campsite has 24 hard-standing hook-up points for caravans / motor homes and 94 camping pitches. The site has a well-presented reception area plus a modern utilities building providing shower units and domestic rooms for customer use. Recently the site has been upgraded with Wi-Fi signal boosters now allowing internet access throughout the campsite. The current owners have also sought and been granted planning permission and warrant approval for a 3-bedroom dwelling house (reference 16/03801/FUL decision date 21 Oct 2016). The current owners have invested in the past year into new drainage, the introduction of Wi-Fi site wide and the construction of a bespoke bin collection area.
REASON FOR SALE
The vendors have operated the campsite for just over 1 year and it is a change to their health circumstances that brings this charming and desirable business to the market.
Kinloch Campsite is a family operated business which is ideally situated to capitalise upon the broad range of clientele who enjoy the ruggedness, tranquility and beauty of Skye. This easy to operate business derives its income through the letting of pitches for tents, motor homes and caravans. The majority of business is pre-booked but there are a number of ‘off street’ customers who arrive without a prior booking. The business utilises a new and effective website to adequately demonstrate its services and to provide an online booking facility. In addition, the campsite can be located on a number of portal websites detailing the services on offer. Many customers tend to be walkers and climbers who take advantage of the Cuillin Mountains but there are a number of guests who simply enjoy the tranquil setting. This seasonal operation trades profitably from 1st April – 31st Oct generating turnover of c£167,000 (Net of VAT) providing an adjusted NP of c£117,000 as at July 2017. There is scope to extend trade further should new owners wish to drive the business to the next level.
The campsite is located on the outskirts of the idyllic village of Dunvegan situated at the junction of the A850 and the A863. The town, with its population of just over 1,000, is a thriving community with a number of hotels / B&Bs, shops and general services. At the head of Loch Dunvegan, the town 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 business attracts a mix of clientele including walkers, climbers and sportsmen whether enjoying angling, water-sports or field-sports. Its location affords it 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. The abundance of wildlife 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 and many prolific hill lochs offer the angler an opportunity to catch spectacular native wild brown trout. Portree, 21 miles from Dunvegan, is the main social and economic centre on Skye with schooling and excellent medical facilities; the town also has a full range of shops and services.
The campsite is open plan with views along Loch Dunvegan and the hills to its side and rear. A more serene setting would be difficult to imagine. The site is set to 26 hook-up points for caravans and motor homes plus 94 camping pitches. The pitches are well-spaced out providing good amenity area. Most pitches have unobscured views of the water. The site is intelligently laid out and maintained to a high standard with gravel roads. The grass areas are well-maintained. The hard standings for caravans and motor homes have a 230 volt, 16 amp electricity supply. There is also a chemical toilet waste disposal point. We are required to point out that in some photos there features a house which is within the grounds of the campsite; the vendor does not own this property and it is not included in the sale.
RECEPTION AND INFORMATION BUILDING
The reception and information building is situated centrally to the site with parking to its front. This tidy structure is very well presented with tiled floors and double glazing. Internally there are two small store rooms. The open-plan office has a number of displays regarding the services on offer on-site and within the surrounding area. Free battery charging and freezer pack exchange is provided at the reception. To the rear of the reception is a lean-to building for the storage of grounds maintenance equipment etc.
The amenities block provides excellent bathroom facilities for both ladies and gents. There is a separate disabled wet-room. These are presented to an exceptionally high standard with modern fixtures and fittings. The property has been extensively invested in over the past few years and it is plainly obvious in the level of services on offer. Within the washrooms are shaver points and coin operated hairdryers. The laundry room has a sink with hot water and a coin operated washing machine. There is also a tumble dryer, spin dryer and ironing facilities. Dish washing facilities are available in a separate room with 6 sinks. The hot water to all sinks, basins and showers is provided by a new boiler set within its own boiler room. There is a Red Telephone Box (coin operated) available outside the amenities block.
Within the grounds are two mobile structures; one is used as a general store for the campsite operators and the other is utilised as a basic facility for campers to use. This is a most welcome bolt-hole during inclement weather and allows campers to take their meals in comfort.
The grounds are generally excellently maintained with the site extending to 8.3 acres (3.343 hectares). The roads are mainly laid to gravel and are maintained in good order. The site has recently had new drainage installed to effect rainfall run-off. In addition there is a new constructed bin collection area.
The site benefits from an extant planning and warrant approval for a 3-bedroom dwelling house. Full details can be found on the Highland Council planning site by searching reference 16/03801/FUL decision date 21 Oct 2016.
The subjects benefit from mains electricity and water; drainage is a septic tank. Hot water is provided by a dual boiler system fueled by oil. The dryer in the laundry utilises bottled LPG gas.