Broad Bay House, Back, Isle of Lewis, Outer Hebrides, HS2 0LQ

Exceptional Bed and Breakfast on Isle of Lewis

Guide Price £450,000

DESCRIPTION

Broad Bay House is a modern building constructed in 2007 to an exceptional standard, in a tremendous trading location on the stunning coastline on the Isle of Lewis within the Hebridean Isles off the West Coast of Scotland. The subjects were purpose built as a high-quality guest house and family home. It is full credit to the vendors that this impressive and attractive building is perfectly designed to the benefit of their customers offering a level of quality and comfort seldom seen in a guest house. In addition, the business is well-appointed providing wide ranging facilities and is decorated to a very high standard. These facets all combine to fully justify the award of the VisitScotland 5-Star (Gold) grading. The business consistently trades 4 superior letting bedrooms which all benefit from ample space, their own patio area and superb en-suites. The in-room services are of the highest level of provision.

To complete the accommodation is the owner’s private rooms comprising spacious and attractive living areas plus 2 quality en-suite bedrooms. The vendors have undertaken significant investment to develop Broad Bay House into an outstanding and profitable proposition offering new owners a quality guest house which has tremendous potential to develop the extant business model or develop trade.

TRADE

The current operation generates income through the provision of 4 superb quality en-suite letting bedrooms, ably supported by exquisite guest areas and service facilities. The guest house also has a liquor license, offering wet sales on an ‘honesty bar’ basis. It is worthy of note that this guest house provides a utility / laundry room, a study with IT provision and a large open plan lounge / dining room for sole use of guests. Each guest room has its own patio area. The combination of these unique house facilities and service provision enables the business to attract higher tariffs.

Broad Bay House operates on a short seasonal basis trading from mid-April to mid-September plus with the owners taking short breaks during this timeframe. This relaxed trading pattern is due to personal preferences of the vendors to maintain income just under the VAT threshold. The business is a highly profitable platform but there is undoubted scope for new proprietors to expand the trading season, possibly to operate year-round, and offer evening meals which would result in generating greater turnover and profitability.  The current model operates with seasonal staff who help with maintaining the guest rooms.

This charming property is marketed through a number of web-based platforms including VisitScotland, booking.com, Hebridean Hopscotch to name a few. The business operates with a VisitScotland 5-Star (Gold) accolade, taste our best award, and also features in the Michelin Guide and Scotland the Best. It boasts an excellent reputation which is reflected in many travel review sites including TripAdvisor and booking.com. In addition to the number of portal websites used, the business has its own website (www.broadbayhouse.co.uk) which utilises the on-line booking system ‘freetobook’ which facilitates an easy system to maximise occupancy uptake. These combined marketing activities enables the business to secure a high level of forward bookings and occupancy rates.

LOCATION

Broad Bay House has an excellent trading location within a small working crofting community, Back, on the Isle of Lewis. Set in a coastal setting and situated some 7 miles north of Stornoway, the property is adjacent to sandy beaches. Within the village is a petrol station, pharmacy, beauty salon and school. Back and Gress have some beautiful beaches with picturesque views.

Lewis is the most populated island of the Outer Hebrides (18,500) and the Isle of Lewis and Harris is the third largest of the British Isles. Stornoway is the main point of entry to the Outer Hebrides, offering two daily ferry sailings from Ullapool and a modern airport with a number of daily flights. Lewis is a popular tourist destination with a wide range of visitor attractions and museums including the ancient Carloway Broch and the 5000 year old stone circles of Callanish. The island has a great many sandy beaches which attract surfers and kayakers. The coastline is also a haven for climbers and walkers of all abilities. The island has a wealth of flora and fauna and the rocky and rugged geography is home to red deer, plus golden and sea eagles. Fishing is a popular pastime on the island with salmon frequenting several Lewis rivers and many of the fresh-water lochs being home to trout. Observed maritime life includes whales and dolphins.

Stornoway is the cultural and commerce centre of Lewis and Harris with a wide range of social and welfare facilities. Education is provided to secondary level with Lews Castle College UHI providing tertiary education which specialises in Gaelic, music, renewable energy, health, rural development, art, and computing. There are a wide range of shops etc. in Stornoway.

REASON FOR SALE

Broad Bay House was built by the current proprietors in 2007 and they have enjoyed their tenure at the helm of this lovely and unique business. However, they have now put the property to the market due to their desire to change business direction.  

PROPERTY

Broad Bay House is a modern detached villa set in its own grounds. Built in 2007, this property was specifically and intelligently designed as a guest house, being presented in excellent condition and set over 2 floors. The building extends to circa 370m2 and sits within approximately ½ an acre with direct access to a beach.

PUBLIC AREAS

From the carpark there is a level decking access via a double-glazed door into the spacious and bright hallway. Upon entry it is evident that all rooms and hallways are of generous proportions. Immediately to the left is a small utility room for guest use only where the vendors have provided a washing machine and drying machine. The next room is a cosy study which has the use of a PC and printer with free internet access. From the outset, it is clear that the service provision in this excellent business is of a higher standard than guests would normally receive in a bed and breakfast. Along an ‘L’ shape and wide corridor leading to the guest lounge / dining room, guests pass all four letting bedrooms and an additional guest W.C.

The lounge / dining room has a beautiful vaulted ceiling and benefits from floor to ceiling glazing on three aspects. This most stunning room offers a level of amenity space and comfort which is lauded by the majority of visitors to the business.  The composite oak flooring and beautiful oak tables and chairs provide a feel of natural quality which complements the stunning seaward views which fill the vista. The lounge area is set to quality sofas with adequate facilities to seat all guests simultaneously. The room benefits from excellent natural light which is supplemented by modern suspended ceiling lights and free standing lamps. The dining area is comfortably set to 4 dining tables with display units. Previously, the current operators have provided evening meals for guests and the facilities to hand would easily allow new owners to reintroduce this service. Fitted with radiators, the lounge also benefits from a substantial solid fuel stove which adds a further ambience element during the cooler evenings. The lounge also provides access to decking which is set to three sides and maximises the ability to take advantage of the summer evenings.

LETTING ACCOMMODATION

Broad Bay House has 4 luxury en-suite letting bedrooms, all situated on the ground floor offering ease of access for all guests.

The rooms are very spacious, beautifully presented and have a wide range of in-room facilities to include solid oak furniture and headboards, flat screen HD Smart TV, Wi-Fi, DVD player, iPod connection and Bose speaker system. Refreshments are provided by way of Nespresso machine, and complimentary hospitality cupboard with a range of teas, cafetiere coffee, biscuits, water, etc. Furniture also includes cosy leather arm chairs and a work desk. All areas of the house benefit from wireless broadband connection. Each room has patio doors leading to a decking area. Room 1 is a Category 1 for mobility impaired visitors meaning that wheelchair access can be gained without assistance.

The rooms are configured as follows:

Room 1 - Twin or super-king bed with walk-in wet room

Room 2 - Twin or super-king bed with en-suite bathroom with free-standing cast iron bath and shower-over

Room 3 - King-size bed with walk-in shower

Room 4 - King-size bed with walk-in shower

OWNERS ACCOMMODATION / SERVICE AREAS

In keeping with the quality and scale of the guest facilities, the owner’s accommodation is a most attractive feature of this sale. Benefiting from a private access from the side of the subjects, which leads to a private hallway, where stairs lead to owner’s living accommodation; there is an under-stairs storage. The service areas can also be accessed from this owner’s private hallway and guest dining area. On the ground floor is a very large kitchen which has a commercial area including a 6 ring gas hob with adjacent 2 ring ceramic hob and a 4 ring induction hob, plus extraction units and two sinks. This very well appointed service area has the capacity to produce catering on a commercial scale should it be required. The kitchen offers excellent fitted appliances and superb work spaces. Off the kitchen is a large utility room which has a washing machine and dryer plus a range of storage facilities. Off the main guest hallway is a double cupboard which is used for linen and general storage.

On the first floor is a spacious comfortable landing area which is set to a number of work-stations and is used as an office. To the right of this landing is a lounge / dining room benefitting from triple aspect windows. Also off the landing are 2 bedrooms. The master bedroom has a large en-suite shower room and a dressing room. The second bedroom is also en-suite with a bathroom with a bath and separate shower unit.

EXTERNAL ASPECTS

The property is well sign posted and sits within grounds extending to c½ an acre. The tarmac driveway to front of the main building provides parking for 5 cars. The garden grounds are mainly laid to grass with a gate at the bottom of garden giving access to the beach, only a short walk away. There are two timber sheds located on an area of decking, these are used for general storage and guest bikes. An appealing feature of this property is the two large garages. The first unit is a timber construction and fully lined / insulated unit which could be easily used as an art studio or other uses (consents may be required). The second garage is a large double garage with a roller door. There are ample external areas for guests to sit outside with extensive areas of decking to three sides of the main house lounge plus decking to the front of the house.

SERVICES

The property benefits from mains electricity, water and drainage and uses LPG for cooking.  The accommodation takes advantage of an oil-fired central heating system. The property is double glazed, fully fire and EHO compliant. There is Wi-Fi throughout.

EPC RATING
The property has an energy rating of ‘C’.

Price: £450,000
Size: N/A
Sale Type: Business for Sale, For Sale
Property Type: Pub / Restaurant / Hotel
Date Listed: 06 / 04 / 2018
Agency Ref: Broad Bay House