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Stunning Guest House With Spectacular Sea Views For Sale

Isle of Bute, Argyll and Bute, UK
Asking Price:
Available on request
Net Profit:
Available on request

• A stunningly presented, stylish, guest house within a charming period property with unobstructed sea views on the ever-popular Isle of Bute.

• Set within a tourist destination area, the property has been extensively renovated by the current owners, seamlessly blending Victorian character with modern facilities.

• Seven outstanding and comfortable en-suite guest letting rooms and recently refurbished attractive public areas.

• Superior owners accommodation includes 5 bedrooms (master en-suite), a large lounge, plus a further family bathroom; ideal for an extended family.

• Trading to an excellent level of profitability, making this a highly sustainable business platform.

• The property sits within a mature private garden, providing an enclosed family space.

Property Information



Living Accommodation:

An attractive feature of this sale is the exceptionally spacious and private owners’ accommodation. A 5-bedroom house with the master bedroom being en-suite. There is a secondary family bathroom with a jacuzzi bath. A private lounge with French patio doors leading to the enclosed garden plus there is a separate private courtyard. The owner’s accommodation is beautifully presented and offers a quality and flexible living space. The private accommodation would be ideal for an extended family or a couple looking to undertake further business activities from the house.


Situated in the lochs of Southern Argyll, the Isle of Bute has a population of around 6,500, 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 with the guest house being situated about a 5-minute walk from the town centre and Rothesay Ferry Terminal with its service to Wemyss Bay on the mainland. Travelling time on this route is approximately 35 minutes with the shelter waters of the bay. To 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 located at Rhubodach connects the Island to the mainland at Colintraive by the smaller of the two ferries providing access to Bute. This latter crossing is short, less than 300 metres and takes only a few minutes and allows visitors an idyllic scenic route to the Island.

This guest house overlooks Rothesay Bay and to the mainland beyond. With easy access to the town centre and the ruins of the 13th-century Rothesay Castle and Bute Museum, 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. Argyle Guest House is located adjacent to the recently renovated Pavilion which has undergone a £16 million renovation. This 800-seater theatre is a focal point of the island offering itself as a wedding venue, a shopping centre with art gallery plus a restaurant and conference facilities. The town has a wide range of shops, restaurants, cafes etc. plus an excellent level of social and welfare facilities. There is excellent schooling up to Higher standard within the Rothesay Joint Campus.

Premises Details:

Argyle Guest House is a substantial Victorian villa, overlooking the romantic Rothesay Bay towards the mainland and located only a 5-minute walk from Rothesay town centre. The period property is presented in outstanding decorative order and boasts excellent facilities and furnishings befitting this quality establishment. Enjoying a stunning setting, the business benefits from panoramic views and is located close to many tourist attractions. With spacious garden grounds, this imposing property and business would suit either a couple wishing to generate a high level of income or a family requiring extended family accommodation within a successful business operation in a waterfront location.

The current operators have intelligently invested their time, effort and finance into developing the business, resulting in a high-quality guest house providing excellent facilities expected by discerning guests. The flexible provision of quality letting accommodation generates a growing level of repeat business both from tourists and organisations on the Island. The 7 beautifully appointed guest bedrooms reflect a superior standard of facilities which is supported by excellence in service. In support of the letting rooms, there is an exceptional dining room and separate lounge, both benefiting from seaward views

A key feature of this sale is the private access 5-bedroom owner’s accommodation including a master bedroom with en-suite facilities. In addition, there is a large lounge plus varied excellent service areas including a spacious kitchen, large linen stores, utility area and ample general storage. This accommodation would be ideal for an extended family occupation and it is this flexibility of use that many potential owners may find most attractive. The owner’s accommodation combined with the flexible letting accommodation, and excellent guest spaces make this a superior proposition for a perceptive buyer.

Argyle Guest House is a profitable business generating income from the guest accommodation which is provided on a bed and breakfast basis only. The business trades year-round with periods of closure for holidays etc. The bulk of income is drawn in during the main tourist season (April to September) with high occupancy rates. Trade is generated through the use of on-line marketing platforms plus the businesses own website which uses the interactive booking platform FreeToBook. The locality of the business means that there is a constant demand from tourists during the main season, many of whom are exploring the West Coast islands. There is also consistent quality business-to-business trading activity and the guest house is a favourite accommodation provider for many of the public sector service providers on the Island. The business has an excellent reputation, as reflected on many review websites and benefits from much repeat trade. The guest house operates with the support of 1 part-time member of staff.

Argyle Guest House is a substantial property within spacious grounds. Built in the 1870s, of mainly stone construction under a slate roof, the rear aspects were added in the 1950s and have a modern flat roof. The property benefits from double glazing, gas-fired central heating and modern facilities. The subjects are arranged over 3 floors and benefit from substantial amenity space. In recent years the internal aspects of the building have benefited from sympathetic and intelligent modernisation.

From the main road to the front, access is via a pathway to the outer door which opens into an attractive porch which in turn leads into the bright and spacious reception hallway. The quality of the property is immediately evident with modern décor plus attractive fixtures and fittings. This initial positive impression is evident throughout the property. A door to the left leads into the guest dining room which can comfortably accommodate all guests. With charming views to the bay and hills beyond, this spacious and well-presented public area is reflective of the quality throughout. A guest lounge situated on the first floor again gives rise to the excellent views on offer and provides a most comfortable area for guests to relax after a busy day’s activities.

The guest house has 7 recently renovated en-suite letting bedrooms configured as follows:

Room 1 - Single bedroom with en-suite shower offering a sea view.
Room 2 - Single bedroom with en-suite shower.
Room 3 - King-size bedroom with en-suite shower.
Room 4 - King-size bedroom with en-suite shower with a sea view.
Room 5 - Twin bedroom with en-suite shower and a sea view.
Room 6 – Family room with en-suite shower with a sea view.
Room 7 - Double room with en-suite shower and garden view.

Bedroom 1 is on the ground floor which is ideal for less able guests. The remaining 6 letting bedrooms are on the first and second floors. All rooms are beautifully-appointed and very comfortable offering central heating, double glazing, tea/coffee making facilities, complimentary toiletries, hairdryers and flat screen televisions. The quality of décor and the fixtures and fittings are of an exceptionally high standard, with all en-suites being recently upgraded to an exacting level. The current owners use high quality linen and bath towels etc. which reflects their attention to detail and desire to make their guests stay as enjoyable as possible.

The guest house has a well-equipped kitchen and laundry facilities which sit to the rear of the kitchen. The kitchen is well-appointed with ample wall and floor-mounted units. There is generous storage throughout across the ground and first floors.

The guest house is a substantial property located on the shore road with views towards the mainland across the bay. To the front is a contemporary low maintenance, yet attractive, feature gravel garden with planters. To the rear is a well-maintained and attractive garden which is mainly laid to lawns, with a utility garden shed. There is a small patio area plus an enclosed courtyard area; all being used for owner’s benefit. Ample roadside car parking for guests is available.

Argyle Guest House benefits from mains electricity, gas, water and drainage. Gas-fired central heating is provided. The subjects are fully fire and environmental health compliant.

Business Operation

Reasons for selling:

The present owners have developed Argyle Guest House since 2019 and during this time have enjoyed the refurbishment of the business, bringing it to the market today in walk-in condition. It is the desire to change direction and relocate that has resulted in the current owners placing their business on the market.

Other Information

Related Documents:

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