The Pierowall Hotel has traded as a small hotel with the current owners since 2008. Located on the Island of Westray and within the village of Pierowall, the hotel serves a thriving community which sees the population expand significantly during the Summer Season. The hotel is well placed to accommodate visitors to the Island enjoying a prominent location with stunning views over Pierowall Bay and within walking distance to the village.
The property has been well maintained and is presented to a good standard. The current owners take pride in the reputation the business enjoys not just in their local community but further afield throughout Orkney where the standard of good food and hospitality enjoyed here is well known.
Entry to the hotel is via a glazed porch which leads into the main hallway, where access is gained to the public bar, lounge bar and restaurant, located on the ground floor. Both the lounge bar and public bar offer a range of Orkney whiskies and beers which proves popular with guests. Accommodation is arranged over the first floor with six letting bedrooms available. The letting bedrooms have quality en-suites offering very comfortable and well-appointed guest accommodation.
The service areas of the hotel are extensive and the commercial kitchen is spacious and well fitted out. There are laundry areas as well as various dry stores.
The business trades year round and enjoys sound profitability. Income is derived from the letting of rooms as well as from a busy and popular bar and restaurant trade. The vendors use Visit Orkney and Visit Scotland as well as their own website to generate a high level of trade. In addition they also work with several walking tour groups across Scotland and the UK.
The hotel also enjoys a good level of repeat business, including from a Dutch walking group whom take large bookings, thus ensuring a consistently high occupancy level with the Hotel being almost fully booked from March to September. The current owners have an effective online booking system in place however there would also be potential to utilise booking.com.
The Pierowall offers evening meals 7-days per week to both residents and non-residents which proves very popular, the owners suggest booking as priority is given to guests staying. They also offer teas/coffees and lunches to non-residents and provide services for small functions such as birthday parties etc. in the bar/restaurant. Out with this operation, the hotel owners also provide outside catering for lots of events, music festivals and small functions.
REASON FOR SELLING
The vendors purchased the Pierowall Hotel in 2008 and have, since then, operated it as a rewarding and successful venture. They have invested in the property and established a sound business model. The owners have decided to present this opportunity to the market as they have a desire to retire from the hospitality sector.
Pierowall is a village of Westray in the Orkney Islands, off the coast of the northern Scottish mainland. The village is the Island's largest settlement and lies near its northern end, around Pierowall Bay. There are various shops and galleries, a swimming pool and golf course, medical services and Westray Primary and Junior School. It has a variety of historical remains dating from the Neolithic, the Iron Age, the Middle Ages, and later, including a large pagan Norse cemetery. There are beautiful quiet sandy beaches where visitors can walk, fish or simply relax and while away the day. The Heritage Centre is a treasure trove of information for those who are interested in learning more about the Island’s culture and history. There is also a diverse selection of traditional and contemporary craft workshops and art galleries to visit and enjoy.
Westray is an ideal place for lovers of wildlife being home to Orkney’s largest puffin colony as well as a RSPB reserve at Noup Head. Selkies can often be spotted right outside the hotel, lazing about in Pierowall Bay. The Neolithic and Bronze Age site at the Links of Noltland is where the Westray Wife, a 4cm carved sandstone figurine was discovered. It is reputed to be the only Neolithic representation of a human form to have been found in Scotland. Also at Noltland the 16th Century castle is one of the most impressive in the Northern Isles. Other visitor highlights include the Romanesque Cross Kirk and the Castle O’ Burrian sea stack, once used as a hermitage and now home to a colony of Puffins between April and late July. The Island also has wonderful coastal and inland walks which in the spring and summer are a delight with wild flowers. Wildlife abounds, seals can be seen all around the coast. The Noup Head RSPB Reserve offers a spectacular opportunity to observe all manner of bird life.
Pierowall Hotel is a 3-storey traditional property set within a substantial footprint. Accommodation is laid out over the ground and first floors. The attic floor is currently not in use, this space was utilised by a previous owner as private accommodation and, subject to consents, could be reinstated for the same purpose.
From the main hallway a door leads to the recently renovated, highly comfortable lounge bar area which features a multi-fuel fire and private toilets. This in turn leads to the restaurant room which is set to 36 covers over 8 tables, offering ample dining capacity. The public bar has a separate entrance and its own toilet facilities. The ground floor customer WC’s have been recently upgraded. There is potential to add tables into both bar areas in order to increase dining space, should new owner’s desire.
The commercial kitchen is very well fitted out including a 6-burner gas cooker, 3 fryers, pot cupboard and water boiler. On the ground floor there is staff room / toilet, a food preparation room and a baking room, as well as a selection of fridges, freezers and storage areas. There is a laundry room off the kitchen comprising 2 washing machines and tumble dryer.
The hotel has 6 letting rooms. All letting bedrooms are located on the first floor with four rooms having en-suite facilities and two sharing a bathroom. Rooms are configured as follows:
Room 1: Single Standard (shared bathroom)
Room 2: Double En-Suite
Room 3: Double En-Suite
Room 4: Twin En-Suite
Room 5: Double En-Suite
Room 6: Twin Standard (shared bathroom)
All letting rooms are comfortable and offer superb facilities with power showers, full hospitality trays, digital TVs, radio alarms, hair dryers and electric blankets.
The property has a well-provisioned commercial kitchen offering ample preparation areas.
The current owners utilise a ground floor bedroom with bathroom across the hall. There would be scope to develop the attic floor should new proprietors require additional accommodation.
The hotel boasts a good level of amenity grounds with gardens to the front, side and rear of the property. The front aspects are nicely presented with lawn and views to the bay. There is a popular beer garden with five bench tables plus three greenhouses within the grounds. There would be scope for developing or extending the out-buildings to the rear to provide additional letting or private accommodation, subject to necessary consents. The hotel owns car parking space for up to 30 cars situated opposite the property. Where new owners require additional ground there is a tract of land set nearby the hotel which may also be available by separate negotiation.
The subjects benefit from mains electricity. Heating is provided by oil fired central heating. Water is from a private bore hole with drainage soak away. Cooking is provided by way of LPG gas cylinders and is fully compliant with legislation. The business is EHO compliant. The building is double-glazed and there is Wi-Fi available throughout. There is a fully compliant Fire Alarm system and also a security entry system.
Capital Premium: £40,000
100% refundable if purchased within three years
50% refundable if purchased within five years
Rent: £18,000 p.a. Review in 36 months and every two years thereafter
Rent Payments: Monthly in advance with rent reviews every five years in line with RPI
Lease Duration: 12 Years (Option to purchase)
Lease Type: Lease to buy option only - Fully repairing and insuring lease