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Attractive Guest House On The Isle Of Skye For Sale

Isle of Skye, Highland, UK
Asking Price:
Available on request
Net Profit:
Available on request

• Superior guest house business and family home set within a stunning trading location on the ever-popular and beautiful Isle of Skye.

• Most desirable and uncomplicated "home and income" lifestyle business opportunity presently enjoying seasonal trade with excellent income levels up to the VAT threshold.

• Exceptional trading location with outstanding vistas in a much sought-after tourist destination with ease of access to a wide range of activities and tourist attractions.

• Includes 5 superior en-suite letting bedrooms within the original subjects with superb guest facilities.

• A modern extension forms a 3-bedroom owner's house with spacious and extremely comfortable living areas.

• Attractive gardens and outdoor space plus ample parking.

Property Information



Living Accommodation:

An attractive aspect of this sale is the spacious owner’s accommodation, which makes this a must view architect-designed property. The quality of the fixtures and fittings plus décor make this an excellent family home. The flexible living accommodation presents an excellent family living space. The three double bedrooms are located on the first floor with a family bathroom, separate W.C. and additional storage. An architectural feature of this property is the open first floor landing. On the ground floor is a large lounge with triple aspect windows affording excellent natural light plus a wood-burning stove. There is also a spacious dining room which also affords ample space to be used con-jointly as an office. The modern and well-appointed kitchen has an excellent range of built-in facilities and storage units and is open plan to the dining room showing off the living space to best effect. There is also a utility room with W.C. plus additional under-stair storage.


The property is found within a stunning and tranquil setting near to Loch Bracadale and Idrigill Point. The Guest House is located 3 miles to the south of the idyllic village of Dunvegan along the A863. Dunvegan 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 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 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. 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 which provide guided tours during the main season. Portree, situated 18 miles from Roskhill, 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.

Premises Details:

Roskhill Guest House is a most attractive property benefitting from an excellent trading location set within some of the most striking scenery Scotland has to offer, close to the ever-popular village of Dunvegan which is shrouded in history. This fine Victorian property dating from 1890 is a genuine must-view for anyone wishing to own a prestigious business venture and outstanding home. The business benefits from a Scottish Tourist Board 4-Star Gold award which reflects the quality and service on offer. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. They have grown the trading aspects over many years developing the business to a very high level providing a walk-in operation for new owners. A most attractive aspect to this sale is the spacious and flexible owner’s accommodation. The 3-bedroom house immediately adjacent to the letting accommodation is self-contained providing a level of amenity space and comfort seldom seen in such a sale. The residential aspects provide a flexible living area that would suit an extended family.

The business
Roskhill has established itself as a popular guest house resulting in a high level of trade with many repeat visitors. The business appeals to the more discerning guest and has a commendable reputation as detailed in a number of review websites. Trading during the main season only (April to September), there is a high level of occupancy through the generation of excellent facilities and superb service levels. The present operators choose to trade just under the VAT threshold, but should new owners wish to maximise trade through a year-round trading pattern and the provision of evening meals, this could offer much greater earnings potential. There are 5 quality en-suite letting bedrooms which drives trade from the many visitors to the Island. Tourism, a key driver of trade on Skye attracts 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. 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 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 with an automated booking system. The business also uses a number of on-line booking agencies.

The property
The original subjects are of traditional stone construction under a pitched slate roof built circa 1890, with modern extensions being built in 2004. Roskhill Guest House is deceptively spacious with accommodation being laid out over two floors benefitting from double glazing throughout (with external insect screens for the comfort of guests) and modern central heating. The level of décor and fixtures and fittings are of an exceptional standard presenting the business in truly walk-in condition. An appealing aspect of this business and home is that the trading areas and the living space have their own separate accesses and there are no adjoining doors providing a high level of privacy for owner / operators.

Guest accommodation
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, is an attractive reception hallway. From the hallway is a door that leads to the snug lounge set to sofa and chairs. This space provides a cosy yet functional area for guests to congregate in and relax. Through a further door is a most spacious and stunning dining room presenting an exposed stone wall and stone fireplace plus exposed beams. This is a truly characterful dining area which is currently set to 5 tables. This room could easily be used as a restaurant should new owners wish to undertake a dinner service. To the rear of the property is a kitchen which is only utilised for the production of guest breakfasts and presents ample space should new owners wish to consider the provision of evening meals.

Letting accommodation

There are 5 quality en-suite letting bedrooms. Each room is equipped with tea & coffee making facilities, satellite smart-television, fridges hairdryers etc. All rooms are presented to a very high standard with exceptionally high-end, bespoke oak furniture and are configured as follows:

Ground Floor:
Room 1 - King with en-suite shower room
Room 5 - Super-king with en-suite shower room

First Floor
Room 2 - Twin with en-suite shower room
Room 3 - Super-king with en-suite bathroom with shower over
Room 4 - Super-king with en-suite shower room

With excellent signage from the main road, Roskhill is a substantial property and benefits from a superb trading location close to the main road leading to Dunvegan. The grounds extend to circa 0.27 acres. The property has an expansive building frontage and prominent roadside situation, 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 lawn with a newly formed vegetable area and two utility wooden sheds. The garden also enjoys an area of patio which proves popular with both the owners and guests, offering some stunning views. To the front of the property is ample parking for both business and personal use.

Development potential
Roskhill presently trades on a bed and breakfast basis only but enthusiastic new owners with a penchant for cooking could also promote evening meals, if they so desire.

The property benefits from mains electricity and water with drainage to septic tank. Central heating is oil-fired with independent boilers to both buildings. LPG is used for cooking. Roskhill Guest House is fully compliant with extant fire regulations and environmental health requirements. The business also has very good Wi-Fi capability.

Business Operation

Reasons for selling:

The vendors bought Roskhill in 2017 and have enjoyed developing the business but it is their desire to relocate closer to family that brings this exciting business proposition and stunning family home to the market.

Other Information

Related Documents:

Contact ASG Commercial

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