Offers Over 450,000 (Freehold) Ardachy House, Uisken by Bunessan, Isle of Mull, PA67 6DS

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1 Offers Over 450,000 (Freehold) Ardachy House, Uisken by Bunessan, Isle of Mull, PA67 6DS

2 Ardachy House is a substantial and attractive property located on Mull in an idyllic setting with seaward views over Ardalanish Bay Operating on a bed and breakfast and evening meal basis from an excellent trading location, offering 8 quality en-suite letting bedrooms plus a 1-bedroom self-catering cottage Trading successfully under the VAT threshold generating an adjusted net profit of 30,000 making this a manageable business proposition Outstanding and spacious 5-bedroom owner s accommodation Superb garden grounds provide adequate parking and excellent amenity space

3 DESCRIPTION Ardachy House is an impressive and attractive building located on the stunning Isle of Mull off the West Coast of Scotland. This well-presented business boasts charming public areas and 10 en-suite letting bedrooms which have been upgraded in recent years to reflect a high level of provision and comfort. In addition there is a comfortable self-catering apartment which can be used for additional letting purposes or extended family. To complete the accommodation mix is the owner s private rooms comprising of spacious and attractive living areas plus 5 bedrooms. The vendors have undertaken significant investment throughout their tenure to develop Ardachy House into an outstanding prospect and bring it to the market in truly walk-in condition. The business presents a fine opportunity for new owners to operate a quality guest house or hotel depending on their personal preferences. The current business trades on a bed and breakfast basis with evening meal provision. TRADE Ardachy House operates on a seasonal basis trading from March through to October due to personal preference. However, new proprietors may choose to operate year-round generating greater turnover and profitability. The business has an excellent reputation which is reflected in the quality of facilities on offer. The current operation generates income through the provision of 8 quality en-suite letting bedrooms and a charming self-catering unit. In addition, a modest amount of income is generated through catering for evening meals, packed meals etc. The current business model allows for a life-style operation but there is undoubted scope for new owners to increase the trading aspects. Ardachy House undertakes marketing via a number of portal websites plus its own website ( The businesses own website utilises the on-line booking system freetobook which facilitates an easy system to maximise occupancy uptake. Should new owners not wish to provide evening meals, there are a number of dining options within a short driving distance. The business generates significant repeat custom due to the high level of service and customer care on offer. LOCATION Ardachy House has an excellent trading location set to the south of the Isle of Mull which is the second largest island of the Inner Hebrides (after Skye). The Island of Mull is one of the most accessible inner Hebridean Islands with car and passenger ferries arriving daily from the mainland, being reached by a 45-minute vehicular ferry from Oban. Services from Lochaline on Morvern and Kilchoan on the Ardnamurchan peninsula are also available. A local bus service covers the Island and there is a small airstrip at Glenforsa suitable for private aircraft. A main line train service operates from Glasgow to Oban, with most trains connecting with the ferry. The Island is a popular holiday destination and is famed for its wildlife and outdoor pursuits. Ardachy House is positioned in the village of Uisken, just 2 miles from Bunessan situated to the south of the Island, and benefits from seaward views over Ardalanish Bay; the beach is a 10-minute walk from the property. The Island has a population of around 2600 with the majority (c1,000) living in Tobermory to the north of the Island. The number of visitors to Mull throughout the year swells the over-night population significantly. The village of Bunessan is the largest village on the Ross of Mull and has its own primary school, church, surgery, police station and general stores. There are also a number of restaurants, B&Bs, self-catering units and a hotel in the area. Fionnphort is 7 miles away with a busy ferry port providing sailings to Iona and Staffa making Ardachy House an ideal base from which to visit these locations. Mull is a bustling destination with tourists from around the globe who come to visit the famous Isle of Iona, known as the Cradle of Christianity. Iona is Scotland s second most popular tourist attraction and one of the most visited destinations in the UK, therefore driving a strong level of trade through Mull. Iona offers an abundance of marine and wildlife and is home to The Columba Centre, a museum that exhibits ancient artefacts from the area and traces the history of St Columba.

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5 REASON FOR SALE Ardachy House was purchased by the current proprietors in 2013 and they have enjoyed their tenure at the helm of this lovely business. However, they have now put the business to the market due to a change of family circumstances plus their desire to retire from the hospitality sector. PROPERTY Ardachy House was initially a croft house which has been completely modernised and is presented in excellent condition. The original aspects are of traditional stone construction under pitched tiled roof set over 2 floors. The building has undergone extensive refurbishment over recent years to include new double-glazing, new oil tank and hot water boiler, plus the installation of 32 solar panels and a full refurbishment of letting bedrooms. There have also been significant decorative upgrades throughout, making this a true turn-key operation. PUBLIC AREAS The main customer access is to the front of the building via a double-glazed door into the spacious and bright vestibule which benefits from excellent views. Leading into a large reception hallway with bench seating, off to the right is the wellpresented guest lounge which is set to soft furnishings offering a cosy location to discuss the day s adventures. An attractive feature of the lounge is its lovely views to the open areas and over to Ardalanish Bay. From the lounge, via Georgian style timber French doors, is the guest dining room which is attractively decorated and set to stylish dining tables and chairs accommodating 16 guests; there is space to increase the number of covers. The dining room has a feature electric faux wood-burning stove inset to the stone feature wall. Doors provide access directly to the kitchen and reception hallway providing for ease of service. From the hallway a staircase leads to the first floor and all letting bedrooms.

6 LETTING ACCOMMODATION The main building has 8 en-suite letting bedrooms, all situated on the first floor and configured as follows: (Iona) Single room with en-suite shower room (Staffa) Double room with en-suite shower room (Jura) Twin room with en-suite shower room (Scarba) Double room with en-suite shower room (Inch Kenneth) Single room with en-suite shower room (Muck) Double room with en-suite shower room (Rum) Single room with en-suite bathroom (Skye) Double and Single room with en-suite shower room The rooms are all attractively decorated with modern fixtures and fittings. In room facilities include flat screen TVs, hospitality trays, hair dryers etc. En-suites include heated towel rails, extraction units and modern white units. SELF-CATERING APARTMENT The self-catering apartment is located on the ground floor providing access to less able guests. This modern facility includes a double bedroom, bathroom, lounge and kitchen. The apartment has a separate entrance to the side of the property. This

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8 accommodation unit could be used as an additional income earning asset or where further owner s accommodation was required, it provides an ideal private living space. SERVICE AREAS The business benefits from excellent service areas including a modern kitchen with extraction unit which is fully environmental health compliant. There are excellent workspaces plus ample support service areas including a dry goods store plus freezer and refrigerated storage. There is also a beer cellar, wine storage, office and laundry. There is ample internal storage supplemented with external storage units. accommodation offer scope for recreational space (arts and crafts). On the first floor are 5 bedrooms (2 doubles and 3 singles). In addition, there is a family bathroom with white units and modern shower unit. EXTERNAL ASPECTS The property is sign posted from the main road and accessed off a country lane through a large gate. The grounds extend to c ½ an acre. The stone-chip driveway continues to front of OWNERS ACCOMMODATION An attractive feature of this sale is the excellent owner s accommodation benefiting from a private access from the side of the subjects; access can also be afforded from the main hallway. Set to the rear of the property, the owner s accommodation is laid out over 2 floors. The main access is a completely covered area leading to the front door. On the ground floor is a spacious lounge benefitting from a solid fuel stove and feature fireplace. Off the lounge is an attractive sun room currently configured as a dining room. There is a W.C. on the ground floor. A wide range of storage units within the

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10 the main building where there is parking for 8 cars for guests plus owners parking to the side. The garden grounds are mainly laid to grass with an environmental structure often used for BBQs and music sessions. There is a garage to the rear of the owner s accommodation. SERVICES The property benefits from mains electricity, supplemented by a 32-solar panel system, which feeds into the main supply; details of the feed-in tariff benefits will be disclosed post viewing. The business uses LPG for cooking. Drainage is via a septic tank and water is from the public mains. Heating on the public side of the property and letting bedrooms is by way of electric storage heaters. The owner s accommodation takes advantage of an oil-fire central heating system. The property is double glazed throughout. RATES The rateable value of Ardachy House as at 1 April 2017 is 11,000 with a net liability under Small Business Bonus Scheme of zero for eligible applicants. LICENSES The business operates a license under the Licensing Scotland Act 2005 and a copy of this will be made available to interested parties post viewing. PRICE Offers Around 450,000 are invited for the freehold interest complete with goodwill and trade contents (according to inventory). Stock at valuation. EPC RATING The property has an energy rating of tbc. WEBSITE DIRECTIONS See map insert. FINANCE & LEGAL SERVICES ASG Commercial is in touch with several lenders who provide specialist finance to the hospitality trade. Paul Hart (Director Commercial Sales) will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have access to a large team of legal experts who can act in all legal matters arising. VIEWING All appointments to view must be made through the vendors selling agents: ASG Commercial Ltd, 17 Kenneth Street, Inverness, IV3 5NR Tel: Mob: Mob: (Paul Hart) (Jackie MacGregor) E: info@asgcommercial.co.uk W: OFFERS All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date if one is set. HOTELS GUESTHOUSES LICENSED RETAIL OFFICES INDUSTRIAL UNITS 17 Kenneth Street Inverness IV3 5NR Telephone Contains Ordnance Survey data Crown copyright and database