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6-Bedroom Guest House In Ullapool

The Sheiling Guest House, Ullapool, Highland, 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 B&B business on the shores of Loch Broom with stunning mountain and loch views benefitting from being located on the popular North Coast 500 route.
  • Trading on a restricted 5 month basis, with potential to increase turnover and profitability significantly, existing turnover circa £67,000 with adjusted net profit IRO £30K.
  • Includes 6 spacious en-suite letting bedrooms plus attractive guest facilities with excellent garden grounds and parking.
  • Potential to develop outbuildings and internal workshops to various purposes to include, outward bound center, artist studio, self-catering accommodation etc.
  • Owner’s accommodation includes double bedroom, bathroom, lounge and kitchen area as well as floored areas above the integral garage.
  • Pedestrian access to the shore.

The Shieling Guest House is a most attractive and substantial property located on the shores of Loch Broom enjoying superb views and is within a short walk of the village of Ullapool.

This modern purpose built guest house was built in 1990 and has established itself as a successful bed and breakfast business. Occupancy has been further boosted by the North Coast 500 route which has seen an increased demand for accommodation providers in this area. This is a must view property in order to appreciate the many aspects of this sale. The six letting bedrooms are spacious and comfortable and all offer private facilities. The guest dining area offers views to the front of the property looking out over the garden to Loch Broom. The guest lounge with open fireplace and tartan carpet is a large and comfortable room which again offers beautiful views. The private owner’s area is accessed from the main hall and offers a lounge, kitchen /dining area double bedroom and bathroom. There is also access to a large integral garage and workshop, with a floored loft area, which would be suitable for a variety of uses subject to consents. An annex within the grounds again offers development potential and is currently under utilised. Subject to consents this annex could add further letting units, or self-catering facilities or be utilised for any number of purposes.

The Shieling has established itself as a popular Guest House resulting in a high level of trade with many repeat visitors, as well as an abundance of North Coast 500 tourists. The current owners restrict trade to suit their own personal choice. The property trades from end of April to September which is a 5 month trading period, the owners close for a long weekend each month operating as a true lifestyle business. Turnover on this restricted period is circa £66,000 however the potential to increase both turnover and profitability is significant. By extending the trading summer period and opening to offer accommodation to the winter tourists who frequent the area as well as business travelers and those going back and forwards on the ferry from Ullapool to Stornoway occupancy and resulting profitability would be greatly improved.

The current owners purchased the Sheiling in 2006 and have enjoyed their time operating this popular and successful business. It is their desire to fully retire to their purpose built house in the village that brings this outstanding business venture and dream home to the market.

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 property is easily accessible located just off the A835, and the signage is excellent. 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 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 Shieling also has Wi-Fi capability.

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 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.

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 restricted 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. Electric power is used for cooking. The Sheiling Guest House is fully compliant with extant fire regulations and environmental health requirements. The business benefits from electricity generated from solar panels which attracts Feed-in Tariff Payments.

Property document:
Property document:

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