Braemore Square Country House Loch Broom, Ullapool, IV23

Exceptional bed & breakfast and self-catering accommodation in a beautiful rural location. Includes 4 self-catering apartments plus 2 en-suite letting bedrooms and spacious owners accommodation set within around 10 acres of ground.

• Imposing and attractive property with excellent bed and breakfast and self-catering accommodation in a wonderful rural location with stunning views.

• Located close to the charming village of Ullapool in a picturesque setting providing an easy-to-operate 'home and income' lifestyle opportunity.

• Accommodation includes 4 beautifully appointed self-catering apartments with a further 2 en-suite bed and breakfast rooms plus modern high-quality guest areas.

• Exceptional and spacious owners' accommodation which has been recently modernised offering extensive living space.

• With grounds extending to about 10 acres, the property is a registered farm (small holding) and offers some further development potential subject to planning consents.

DESCRIPTION

Braemore Square is an outstanding business opportunity set within a stunning rural setting but close to the charming and popular Highland village of Ullapool. This substantial building dates back to circa 1840 and is a resplendent country manor style villa which has a well recorded history. The property is set within about 10 acres of mainly agricultural land and is a registered farm. The open and mainly flat grounds offer excellent further development potential subject to the necessary consents. In recent years the property has seen significant inward investment including renewed double glazing throughout, all bathrooms fully refurbished and a stunning substantial kitchen. The income earning aspects of this most attractive sale can be summarized as 4 quality self-catering apartments, plus 2 exquisite bed and breakfast rooms which are supported by impressive public areas. It is obvious from entry into this impressive building that the fixtures and fittings are of an extremely high standard giving a feel of quality and comfort throughout. The property presents excellent guest facilities bringing together modern services without compromising the buildings true character. The trading elements are attractively furnished and delightfully decorated in-keeping with overarching ambience of the business. The classic feel of the building within its spacious grounds adds an element of charm seldom experienced in a business with such wide appeal. The property's location is awe-inspiring with an enclosed courtyard, open countryside with a rugged mountain backdrop plus River Broom meandering through the subjects. With fishing rights over 1.5 miles of the River and wonderful walks, the property affords both the proprietors and guests excellent amenity space.

THE BUSINESS

The hospitality aspects of the business trade on 2 income streams of bed and breakfast accommodation and self-catering apartments. The business offers versatile accommodation and service options to suit a wide range of clientele whether they are families, couples, individuals or small groups. Offering a personal service is high on the list of priorities for the vendors. The business reflects the imagination and sound application of the current proprietors where charm and attention to detail are 2 key descriptors when summing up the atmosphere of this business. The business trades to a good level producing sound profitability. Operating year-round, the lions-share of trade is undertaken in the main season (Easter to October). Braemore Square Country House is presented to the market in walk-in condition and is ready to operate with no requirement for additional capital investment. The business benefits from excellent reviews on popular online review sites and has a modern functional website www.braemoresquare.com.

LOCATION

The property is situated close to the West Coast village of Ullapool and ideally situated to take full advantage of the many tourists that are attracted to the region. Tourism is a key driver for the business, being located on the popular North Coast 500 tourism route. Braemore Square is well sign-posted and easily accessible located on the A835. The immediate area is well served with facilities, shops and services for both locals and visitors alike. The North West Coast of Scotland attracts a large number of visitors with its enchanting scenery and abundance of wildlife. Many take advantage of the challenging hills and loch walks in the region, other capitalise on the excellent river and sea fishing. The more sedate sightseer may visit the many places of historic and cultural interest. Braemore Square provides an ideal base from which visitors can continue their odyssey of the broader Highland region. It is also an ideal waypoint for travel over to the Western Isles as the Ullapool Ferry that takes tourists and Islanders to Stornoway and beyond. Ullapool is only 11 miles and is very much seen as a hub in the local and broader community, providing daily essential items. Ullapool has a strong sense of community, with schools, golf course and social and welfare facilities. Inverness, the Capital of the Highlands is a 50-minute drive away with a full range of services associated with a modern thriving City including air and rail travel hubs.

REASON FOR SELLING

Owned and operated by our clients since 2016, with a young family and other employment options, it is now their desire to reduce business interests which leads to this excellent property being presented to the market.

THE PROPERTY

The property is a stunning detached villa of stone construction under a pitched slate roof dating back to the 1840's. Built in a 'U' shape, this spectacular property has a stone arch entrance leading into a courtyard. Set over two floors, the property has been developed to provide a spacious home and successful business opportunity. The current owners have improved the quality of the property substantially with all rooms presented fresh and pristine. The spectacular owner's accommodation was fully renovated in 2017 to give a pleasing aesthetic appearance and could easily be utilised as extra letting accommodation. Set within 10 acres of mainly agricultural grounds, but still easily accessible on a busy tourist track this excellent business has a unique ambience.

GUEST B&B ACCOMMODATION

Privately accessed via a flight of stairs from the welcoming entrance hall are two good sized double bedrooms which are utilised as bed and breakfast accommodation. Each bedroom is beautifully decorated and furnished to a high standard. The bedrooms each have ample storage. Recent upgrades include flooring and en-suite bathrooms which result in first class guest facilities. At the foot of the stair's guests can relax in a private lounge area which is set to soft furnishings and reflects the wonderful ambience and high standard of accommodation throughout.

SELF CATERING ACCOMODATION

All self-catering apartments are beautifully decorated throughout with a high quality of fixtures and fittings. The 4 cosy and welcoming holiday apartments offer a mix of 1 and 2 bedroom accommodation. Each comes with a recently fitted modern en-suite bathroom and spacious lounge/dining rooms. Kitchens are well-appointed complete with built in oven and hob, microwave and larder fridge along with a washing machine. Each apartment has a television and Wi-Fi access.

Tower House. This 2-bedroom holiday apartment is formed over 2 floors. The apartment sleeps 4 comfortably and comprises: a spacious double aspect kitchen/lounge/diner with wood burning stove, 1 double bedroom, 1 twin bedroom and modern bathroom.

Ghillies Room. A1-bedroom holiday apartment situated on the first floor. The accommodation comprises a double bedroom, lounge/kitchen/diner with wood burning stove, modern bathroom.

Coach House. A further 1-bedroom holiday apartment situated on the first floor. The accommodation comprises large double bedroom, kitchen/lounge/diner and modern bathroom.

The Stables. This1-bedroomed ground floor apartment is ideal for less abled guests. The self-catering accommodation comprises a large double bedroom, modern bathroom and lounge/kitchen/diner area.

OWNERS ACCOMODATION

A most attractive feature of the sale is the substantial owner's accommodation. Rarely is such a well-presented home available coupled with such an excellent trading opportunity. Access to the owner's accommodation is gained either through the trading elements or through a private entrance via the front of the property. This recently refurbished, modern and spacious 3-bedroom home is set over two floors with stunning views to its rear aspects. It is obvious from entry to the property that the fixtures and fittings are of an extremely high standard giving a feel of quality throughout.

The ground floor consists of a family room, which leads through a hallway into a spacious office. There is a further living room which is currently configured as a reflexology studio which leads into a glazed sun lounge. To the rear of the property is a large comfortable family lounge with wood burning stove; of particular note are the large windows offering panoramic views towards the hills. Adjoined is a covered patio extension, which is also fully glazed and has a lovely exposed brick fire pit and a relaxed seating area.

A stunning feature of the property is the large open-plan kitchen /diner which was fully re-fitted in 2017 and benefits from a gas AGA cooker. There is a large center aisle plus a unit dissecting the functional kitchen from the dining area plus ample work surfaces which are of marble. The kitchen benefits from both floor and wall-mounted units providing ample storage. The appliances, fixtures and fittings are also modern. The dining area is suitable for a large family table. These areas afford plenty of natural light plus views to the courtyard etc. Off the kitchen is an entrance hall with small W.C. and to the rear of the kitchen is access to a boiler storage cupboard with laundry facilities.

A solid wooden staircase leads from the dining room up to the first floor which comprises a suite of 3 generously sized bedrooms which are all presented to an excellent standard. The owner's accommodation offers 1 front facing large double room, 1 large double room with modern bathroom and a master bedroom with triple aspect windows, offering stunning views. The master bedroom boasts a walk-in wardrobe and en-suite shower room. Depending on new owners requirements further rooms could be utilised for letting purposes. Throughout the property there is ample storage for both business and personal use.

GROUNDS

The property is well sign-posted and easily accessible located on the A835. Braemore Square Country House is accessed via the main road with ample parking both to the side of the building and within the courtyard which is secured by an electric gate. The grounds extend to c10 acres and comprise of mainly farmlands but offering development potential subject to the necessary consents. Also included in the sale are; 2 garages, 2 garden sheds, an external utility building which houses further laundry equipment. There is also a timber stable block with two 2.3m x 3m stables.

SERVICES

The subjects benefit from mains electricity and water. The property has private drainage. The main house has oil-fired central heating with gas AGA cooker in the kitchen. The apartments have electric heating and facilities. The subjects have Wi-Fi throughout.