Advertisement
Previously traded Bed and breakfast business with circa 4 acres of land in the heart of beautiful rural Easter Ross.
With vacant possession, this easy-to-operate home and income opportunity offers potential to develop glamping pod or other business.
Set within an attractive tourist location just off the North Coast 500 tourist route North of Inverness.
The 5-bedroom property is presented in good condition with all fixtures and fittings.
Offered at nearly £100k under valuation for quick sale.
Freehold
PRIVATE ACCOMMODATION / SERVICE AREAS
The owner’s accommodation includes a comfortable double en-suite bedroom, a large lounge and the kitchen, as listed above.
The property is ideally situated within an area which is considered a very attractive tourist destination. The local area has long sandy beaches and attractive harbours at Portmahomack and Balintore. The region attracts both long-term visitors and day trippers as the area is renowned for its own geo-climate and unusually high levels of sunlight. The area has a number of visitor attractions including the Discovery Centre Pictish Museum, Tarbetness Lighthouse, dolphin trips, the 12th Century Fearn Abbey, Tain Pottery, Anta Pottery, Glenmorangie distillery, and Dunrobin House to name a few. It is also a magnet for water sports enthusiasts with its sheltered open waters. For sports enthusiasts there is an ample array of fishing, field sports, outdoor activity and golfing venues. For the dedicated golfer there are a number of outstanding quality golf courses within the immediate area, the most famous being Royal Dornoch and the Championship course at Tain plus there is a 9-hole Golf Course at Portmahomack. The courses at Nairn and Castle Stuart are but a relatively short drive away.
Roag House is well located for exploring the wider Highland region and taking in its many natural attractions. Inverness, Culloden Battlefield and Loch Ness are all within a 45-minute drive. Outdoor pursuits such as bird and nature watching also draw a great many visitors to the area who take advantage of the abundance of wildlife. Within the Cromarty Firth seals, minke whales and dolphins are readily observed and are a great attraction.
The area around Fearn has a strong farming tradition with some light and heavy engineering in the area associated with the oil and gas industry and renewable sector, not to mention the creation of the first green freeport in the Cromarty Firth. The influx of workers for oil and renewable industries makes this part of Ross-shire a vibrant business location. Fearn is close to the newly revitalized Nigg fabrication yard and a short drive to the busy A9; the arterial route from Inverness to Thurso. The local town Tain has good rail links with an excellent range of shops and amenities etc. for visitors and residents alike. Tain also has a full range of education facilities with Fearn having a primary school.
DESCRIPTION
Roag House Bed and Breakfast is a modern property dating from the early 1970s which has operated until recently as a 5-bedroom bed and breakfast business. Roag House offers spacious owners’ accommodation and tremendous development potential in a beautiful rural setting. Situated in a beautiful part of the Highlands, this property offers an easy to operate home and lifestyle trading opportunity. The subjects form a two-storey property with a spacious enclosed garden, large garage / workshop and 4 acres of development / agricultural land. The business is situated within an attractive tourist area near to the pretty town of Tain and a 40-minute drive north of Inverness, capital of the Highlands. The area is popular with visitors, being just a few miles off the North Coast 500 tourist route.
This property is easily located and well signposted. Roag House Bed and Breakfast offers well – maintained accommodation with a large dining room. An attractive feature is the spacious owners lounge and modern kitchen facilities. The property offers the opportunity for bed and breakfast or a substantial family home with the possibility of developing the land for self-catering glamping, pod accommodation or equestrian facilities subject to the relevant consents.
TRADE
Roag House previously generated its income from bed and breakfast clientele in a popular tourist and commercial traveller area. Due to the business being leased, the vendor cannot provide any trading figures but given the historic popularity of the region as a tourist destination, and the historical shortage of tourist accommodation during the height of the tourist season in the area, it is an anticipated a sound return could be enjoyed by new owners.
THE PROPERTY
Roag House Bed and Breakfast is a 2-storey building dating from the 1970s. Of modern construction with stone detailing under a pitched tiled roof, the property is presented in generally good condition. The fixtures and fittings are included in the sale. The property has two entrances and can be approached either from the front or a separate side entrance. The garden can also be accessed via patio doors.
Ground Floor
Hallway. A porch leads to the spacious hallway which provides access to all ground floor areas. There is a large laundry / general storage cupboard off the hallway.
Owners Lounge. The spacious owner’s lounge is located to the left-hand side and is a flexible double-aspect space with patio doors leading to the rear garden. The lounge has a feature sandstone fire place with gas fire place making this a comfortable family area.
Dining Room. This room is located to the rear directly opposite the front door, though an arch opening. The dining room is dual aspect with windows offering views over the rear garden, this large room is currently set to 3 tables for breakfast, though there is space for a fourth.
Kitchen. This well-appointed facility is large enough to cope with both family and guest needs. It is located to the rear, overlooking the garden, this area has ample wall and floor mounted storage units plus a wide range of modern facilities including oven with hob, dish washer, washing machine, fridge etc. A door leads to a utility room and also the owner’s bedroom with en-suite shower room plus additional storage. From here a further door leads to the rear enclosed garden.
The closet located beside the side access door houses the washing machine and tumble dryers. This is a spacious storage area which could accommodate other materials.
Owners’ Bedroom – No 1 on ground floor. A double bedroom with ample storage and a modern shower room. Patio doors open to the front aspects.
Bedroom – No 2 on ground floor. A single bedroom with dedicated modern shower room.
First Floor
Letting Bedroom 1. A spacious twin bedroom with an en-suite shower room.
Letting Bedroom 2. A double bedroom with en-suite bathroom with shower over bath.
Letting Bedroom 3. Situated to the front aspects of the property, this is a large superior double room with feature en-suite bathroom including sunken bath and separate shower.
EXTERNAL
The frontage of the property has direct access to street level. The front area of ground is mainly set to lawn with two raised flower beds finished with gravel. The driveway is located to the right-hand side and can accommodate 2 cars. Along the front of the property there is parking provision for three further cars.
To the rear of the property there is additional parking, a large garage / workshop and a spacious walled garden offering plenty of family amenity space. The garage / out-building offers excellent workshop space or development subject to consents. A further attractive feature of this property is the 4 acres of flat land which could be developed, subject to consents e.g. as a small holding, for glamping or agricultural use.
SERVICES
The property benefits from mains electricity, telephone line, water and drainage. Central heating and hot water are from an oil-fired boiler. The building is fully double glazed. The property is fire compliant.
DEVELOPMENT POTENTIAL
The land to the rear of the property presents a range of options, from agriculture to hospitality. Given the location one would expect the local planners to be open minded, however should the development of the land be of serious interest then the buyer should confirm any limitations with the statutory authority.
The present owner purchased Roag House Bed and Breakfast in 2008. The property was leased until fairly recently. It is the vendor’s desire to reduce his property portfolio that brings this business opportunity onto the market.
