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Charming 10-Bedroom Guest House With Stunning Views For Sale

Highland, UK
Asking Price:
Available on request
Net Profit:
Available on request

• Substantial and appealing ‘B’ listed Victorian Guest House situated in a prominent and desirable trading position on the picturesque seafront of the Isle of Bute.

• A flexible lifestyle business opportunity set within an idyllic situation with panoramic views.

• Excellently presented property with solid trading figures just under the VAT threshold.

• Trading 10 spacious and quality en-suite letting bedrooms from March to October, with potential to open on a year-round basis.

• Spacious owner’s accommodation with ample garden grounds.

Property Information



Living Accommodation:

The owner’s accommodation is located on the ground floor to the rear of the property with access to a private garden. Comprising of a large double bedroom, family bathroom and a spacious lounge, the accommodation is spacious providing a good quality of living space.


Situated in the lochs of Southern Argyll, the Isle of Bute has a population of c6,500 with the number of residents rising dramatically in the main tourist season through the influx of visitors. Due to the spectacular natural beauty of Bute, the Island attracts a high number of tourists wishing to take part in a range of activities available for the outdoor & sporting enthusiasts with golf, fishing, cycling, bird watching, water sports and horse riding. Bute has a wide ranging topography with sandy beaches and hills. Access to the Island is via car and passenger ferry and The Ardyne Guest House is situated about a 15-minute walk from the town centre and Rothesay Ferry Terminal with its service to Wemyss Bay on the mainland with travelling time approximately 35 minutes. In the north, Bute is separated from the Cowal peninsula by the Kyles of Bute. The northern part of the island is sparsely populated, and the ferry terminal at Rhubodach connects the island to the mainland at Colintraive by the smaller of the island's two ferries. The crossing is one of the shortest, less than 300 metres and takes only a few minutes but is busy because many tourists prefer the scenic route to the Island.

This family-owned guesthouse overlooking Rothesay Bay is only a few minutes drive from the main ferry terminal, the ruins of the 13th-century Rothesay Castle and Bute Museum. The town of Rothesay has recently benefited from a large amount of inward investment which, in turn has resulted in an increase in the number of visitors to the Island. The town has a wide range of shops, restaurants, cafes etc. plus an excellent level of social and welfare facilities.

Premises Details:

The Ardyne Guest House is an imposing property with stunning coastal views. A substantial business, built around 1875, with 10 letting bedrooms, this Victorian guest house retains many of its original features to provide an authentic ambience which is most appealing to guests. Its setting within well-tended gardens create an ideal atmosphere for a relaxing break and its incredible views across Rothesay Bay to the Cowal Hills and the Kyles of Bute are unsurpassed. The property is only a short walk to the centre of Rothesay where the main ferry from the Island regularly operates. Under the vendor’s ownership they have refurbished many aspects of the building bringing it to the market in exceptional condition.

The business currently trades as a bed and breakfast with its 10 en-suite letting bedrooms which are attractively and stylishly furnished making the rooms very comfortable. The rooms are spacious and the level of service provided is of a high standard. The business already generates a sound level of turnover trading from March to October, there is great potential to increase profitability if the bed and breakfast opened year-round. New owners with a desire to develop the catering aspects could easily do so as the semi-commercial kitchen remains fully functional. The business generates its trade through its own website and other portal websites. Ardyne Guest House’s customers are mainly holiday makers but they do benefit from business to business trade in the quieter months.

On the ground floor of this impressive property is the spacious and comfortable owner’s accommodation including a large double bedroom, lounge, utility room and bathroom. This attractive living space combine to make this fine home and business opportunity.

Having been at the helm of this lovely business since 2012 the current operators are bringing the property to the market due to their desire to relocate for family reasons. The present owners have developed the property to make it an attractive business balancing the needs for modern facilities with the need to maintain the character and charm.

Dating from 1875, the property is set over three floors, of stone construction with slate roof. The building has a prominent position on the sea front. The internal aspects have been well-maintained with many of the rooms being refurbished since 2012 with the provision of modern en-suite bathrooms and redecorated public rooms etc. The current owners have also had additional work carried out to the external aspects.

Public areas
From the main entrance the guest lounge / dining room is located off the main hallway to the left. This spacious well-presented room can accommodate 22 seated guests with a separate section set to the front of the room laid out to soft furnishings. This seated area overlooks Rothesay Bay. The business has 10 quality letting bedrooms, located on the first and second floors, configured as follows:

Room 1 – Spacious king or twin room with built in storage facilities and en-suite shower room.
Room 2 – Garden view twin room with en-suite shower room.
Room 3 – King or twin room with views over the garden, built in storage facilities and en-suite shower.
Room 4 – A single room on the first floor with sea views and an en-suite shower room.
Room 5 – Large king or twin room with a bay window overlooking Rothesay Bay and an en-suite shower room.
Room 6 – Sea view king or twin room with an en-suite shower room.
Room 7 – A large king or twin room with en-suite shower.
Room 8 – A sizeable king or twin bedroom with a slight elevated floor where the bed is positioned overlooking the rear of the property with views over the garden. The spacious en-suite shower room is well lit by a sky light.
Room 9 – A comfortable king or twin room with sea view and a large en-suite shower room.
Room 10 – King room located on the second floor with a large bay window overlooking the sea front, also includes a separate dressing room and an en-suite with a bath and shower.

All bedrooms have been decorated to a high standard and are equipped with TV, DVD. Tea and Coffee making facilities and hairdryers.

Service areas
The business benefits from a large semi-commercial kitchen plus there are also ample storage facilities with four separate storage rooms to the rear of the building along with a utility room adjoined to the kitchen.

External areas
To the front of the property is an attractive, well presented, low maintenance garden with shrubs, hedge finish and stone wall surrounding with on street parking. To the rear of the property is a two tier private garden with a small selection of trees, small bushes and an easily maintainable lawn which raises towards the rear of the grounds.

The property has central heating, and mains electricity and drainage. The business is fully fire compliant.

Other Information

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