Property description

An impressive example of a highly successful business, with glowing reviews and an enviable reputation. This Bed and Breakfast was previously run as an internationally renowned restaurant with rooms, being awarded two AA Rosettes. Currently run as a licensed Guest House, serving bed and breakfast customers, the property could easily be converted back to a restaurant with rooms or returned to a marvelous five bedroomed family home.

The property comprises 3 spacious guest rooms, all with en-suite facilities, guest lounge/library with dispense bar, dining room, guest washroom, impressive professional kitchen, private owners accommodation on the second floor with bedroom, shower room and lounge, utility/laundry room and a sizeable cobbled courtyard with shrubs to the rear with private parking and wood shed.

A separate business rated workshop with slate roof is within the courtyard and offers much versatility as a multi use additional business opportunity.

The property has retained many original features, which have been beautifully maintained throughout, such as deep skirting boards cornices, sash-windows, ceiling roses and generously proportioned rooms. Steeped in history and with an abundance of character and original charm, the current owners have lovingly and creatively furnished the house with an array of period pieces and have decorated to a very high standard throughout, very much in keeping with the it's proportions. Viewing is highly recommended to appreciate the accommodation on offer.

Ground Floor

Reception Hall - 5.66m x 1.13m

The property is laid out over 3 floors and is accessed from Castle Street through double wooden doors, onto a well proportioned, welcoming reception hallway.

Lounge/Library - 4.31m x 4.58m

Accessed from the entrance hallway and positioned to the front of the property this charming room retains many original features, has been tastefully decorated and with a wood burning stove and extensive library along the entire length of the wall, this comfortable room offers an inviting and calming place to relax.

The room includes a bar area for the dispensing of alcoholic beverages. The current premises license permits the sale of alcohol to resident guests.

A rear door gives access to the utility room behind and then outside through a stable-door onto the courtyard beyond.

Dining Room – 4.05m x 4.63m

Accessed from the entrance hallway and retaining many original features such as high ceilings, cornice, ceiling rose and picture rails, this traditional room provides seating for up to 16 people. Benefitting from an open fire and hearth with original wooden mantelpiece, this room truly is in keeping with the style of this remarkable property.

Washroom – 2.05m x 3.15m

Accessed from the entrance hallway and at the rear of the property, the guest washroom comprises basin and WC and has been decorated to compliment the features of the property.

Kitchen – 4.5m x 3.23m

Accessed from the entrance hallway, this impressive, well proportioned, professional kitchen with stainless steel work surfaces and extraction canopy with washing up area and an abundance of storage offers the buyer a haven for culinary creativity and facilitates the preparation of breakfast and dining needs for both guests and family requirements. Also provides access to the rear courtyard via a small cloakroom.

Utility Room – 4.02m x 3.4m

Accessed via a door to the rear of the lounge and provides an abundance of storage, wall and floor mounted units with stainless steel sink, a desk and filing cabinets and offers access to the rear courtyard via a wooden stable door.

First Floor

Landing – 4.42m x 2.87m (at widest)

Accessed via a wooden staircase from the entrance hallway, with feature wrought iron balustrades, the 3 guest bedrooms are located on the first floor.

Tastefully decorated, well proportioned and with en-suite facilities the guest rooms currently offer Free view TV, hospitality trays, hair dryers and radio alarms and in keeping with the period features all guest rooms have retained much of their original charm.

Bedroom 1 – 4.52m x 3.84m

Accessed from the first floor landing, a very well proportioned master bedroom with en-suite facilities, TV point and rear facing window.

En-suite – 1.89m x 3.05m

Comprising bath with 'power' shower, wash-hand basin and WC and also retaining its original charm.

Bedroom 2 – 4.54m x 4.08m

Accessed from the first floor landing, another well proportioned twin guest room with an en-suite shower room, TV point and front facing window.

En-suite – 2.13m x 2.73m

Comprising 'power' shower, wash-hand basin and WC.

Bedroom 3 – 3.98m x 4.51m

Also accessed from the first floor landing, a well-proportioned double room with en-suite shower room, TV point and front facing window.

En-suite – 1.53m x 2.61m

Comprises 'power' shower, wash hand basin and WC.

Upper Floor

This floor is occupied by the owners and offers spacious, private living space on one level, with views out over the Dornoch Firth and toward Struie Hill.

Bedroom [4] – 3.84m x 4.06m x 2.24m high

Accessed from the upper floor landing with a dormer window. Offering ample accommodation for a King-size bed and other bedroom furniture. Large hanging spaces are built-in to the high eaves.

Shower-room – 2.07m x 1.99m

Accessed from the landing, comprises shower, wash basin and WC. There is a dormer window with high eaves.

Lounge [5] – 3.79m x 4.0m x 2.24m high

Accessed from the landing and offering a private lounge area for the current owners. Dormer window. Large hanging spaces are built-in to the high eaves with traditional wash-hand basin. This well-proportioned room provides an ideal space to relax away from the business.

External

The property boasts a well maintained and low maintenance, block paved [cobbled] courtyard to the rear. Double- bunded oil tank, beech tree hedge with private parking. A bespoke wood-shed with vents designed for wood drying and a fully functional commercial workshop with a slate roof.

Workshop – 5.92m x 3.34m

The detached purpose built workshop has a slated roof and is situated to the rear of the house. Fully insulated, with electricity, free standing or wall mounted heaters. It is divided into two areas and has an abundance of natural light with the original stone wall remaining exposed, adding character to the property.

Currently trading as a bespoke picture framing business, this commercial space offers the potential for an array of uses; as an office, studio or small retail outlet. With further conversion it could be transformed into a self-contained holiday let, an appealing addition to the successful B&B business and a fantastic opportunity as a stand alone business.

The property benefits from oil-fired central heating and hot water, mains electricity, water and drainage with LPG gas for the MOLTENI Range Stove top. Fully compliant with current licensing, fire and environmental health regulations and all other statutory requirements, 2 Quail is an exemplary offering to the market with a huge amount of charm and character and superb reviews from previous guests, many of whom come back time after time.

Accounting information will be made available to interested parties subsequent to viewing.

Viewings by appointment only, call Laura Mitchell on 07933 700676.

The Royal Burgh of Dornoch is the historical county town of Sutherland, overlooking the Dornoch Firth, south towards Tarbetness and the Moray Coast and North to Golspie, Brora and Helmsdale. The town has a population of c.1300 which swells greatly during the main trading season (March to October) due to the high number of tourists and visitors coming to the area. A designated National Scenic and Conservation area, the town has been granted Fair Trade status and also boasts a grass air strip suitable for small aircraft and helicopters.

Dornoch is a popular and tranquil location with a unique atmosphere, charming mellowed sandstone houses, outstanding scenery and the mild micro climate making Dornoch a popular visitor attraction for many. The world renowned Royal Dornoch Championship Golf course is a wonderful venue and a challenging test of golf ranked No.6 in the world and No.1 in Scotland by Golf Digest 2014.

Royal Dornoch's second course, the' Struie' is ranked No.50 in the best links courses of UK & Ireland.

Disclaimer

Whilst we endeavour to make these particulars as accurate as possible, they do not form any part of any contract on offer, nor are they guaranteed. Measurements are approximate and in most cases are taken using a digital/sonic measuring device and are taken to the widest point. We have not tested the electricity, gas or water services or any appliances. Photographs are reproduced for general information and it must not be inferred that any item is included for sale with the property. If there is any part of this that you find misleading or simply wish clarification on any point, please contact our office immediately when we will endeavour to assist you in any way possible.

Property Features :

• Thriving Business
• Prominent central Dornoch location
• Large Studio/Workshop - Currently run as a Framers. Potential for additional income stream
• AA 5 STAR with great reviews
• Owners Accomodation