Property description

Ryan Forbes and Miller Stewart Estate Agents are delighted to welcome to the market this substantial stone built B&B occupying a much sought after position located within the desirable seaside town of Dornoch.

2 Quail is an exceptional example of a thriving 5 star B&B business, with glowing reviews and an enviable reputation. The B&B was previously run as a restaurant with rooms, the restaurant was a firm favourite in the area and drew in a clientele from much further-a-field and indeed recognised internationally. This is proven with the outstanding reviews it received and the many mentions in well-known travel guides.

•The property comprises:

•Three en-suite guest rooms

•Dining Room

•Living room

•Guest washroom

•Kitchen

•Utility room

•Low maintenance garden

•Large studio workshop

•Owner accommodation

•Large bedroom

•Shower room

•Lounge

Since the present owners bought 2 Quail they have enjoyed a rewarding and successful lifestyle. It is due to a change in other business activities that they bring this excellent home and income opportunity to the market.

The property is substantial and stone built laid out over three floors offering spacious and flexible accommodation. The property is steeped in original features, which have been lovingly and well maintained and shown off with desirable interior styling and soft furnishings alongside deep skirting boards, cornices, ceiling roses and generous sized rooms. To the rear of the building there is private parking with on street parking available to the front of the property with no restrictions.

Entry to 2 Quail is gained through double wooden doors bringing you into the sizable reception hall. On this floor the dining room, library/lounge [living room], kitchen, utility and guest washroom can be found. The living room positioned to the front of the property has been tastefully decorated and retains much of its original features, with large bookcases covering much of the walls and a wood burning stove giving this room a warm relaxing ambience. Also, nestled within this room is an alcove that houses the licensed aspect of the business providing an area for wines and spirits.

Across the hallway is the dining room, another charming room with many original features. With high ceilings, cornice, ceiling rose and picture rails this room provides another charming space for up to 16 guests seated. The room also benefits from an open fire with hearth, original wood-surround and mantle. The dining room has potential to be extended to enable a larger dining area, or restaurant as it was run with a huge amount of success in the past.

The kitchen, utility and guest washroom can be found at the end of the hall to the rear of the property. From the hall a wooden staircase with wrought iron balustrades takes you to the first floor, where the three letting bedrooms and the owner's accommodation can be found. The bed and breakfast sleeps six with one double and two twin rooms, all of which benefit from en-suite facilities. The rooms are presented with Freeview TV, hospitality trays, hair dryer and radio alarm. In keeping with the rest of the property the rooms have been decorated to an exceptionally high standard and in keeping with the period.

The entire second floor gives way to the owner's accommodation, with a large double bedroom, shower room, ample storage and well-proportioned office/lounge, which, could be used as a further bedroom. The second floor with dormer windows provides excellent views out toward the Dornoch Firth.

Back to the ground floor and service areas, the kitchen can be found to the rear of the property. This well-proportioned commercial kitchen with washing up area and ample storage offers everything needed to run the bed and breakfast aspect along with family requirements. Also providing further access to the rear of the property and utility area situated behind the Library/Lounge.

The utility room is a very good-size with plentiful storage and surface areas which gives access to the rear of the property through a wooden stable style door. To the rear of the property the studio workshop can be found.

The workshop is detached with slated roof and situated to the rear of the main house. It is fully insulated with electricity, mains water and free standing or wall mounted heaters. The workshop is currently being utilised as a bespoke picture framing business. It has been split into two distinct areas, one being for administrative purpose and the other for production. This is a fantastic addition to the exceptional bed and breakfast business and a real opportunity for a stand alone business to be sought.

The front of the property commands a prominent inviting position on the main street of Dornoch. To the rear the grounds of 2 Quail are block paved with private parking. Also to the rear of the property a log store/shed and the Workshop premises.

2 Quail presently trades as a Licensed Guest House, serving bed & breakfast customers, formerly it was run as an extremely successful restaurant with rooms and as such was awarded two AA Rosettes. The Bed and Breakfast could easily be returned to its former use as a busy restaurant with rooms and by expanding through the dining room to the other public rooms increase the capacity for diners.

All in all 2 Quail is an exemplary offering to the market, with a huge amount of charm and character and superb reviews from previous guests. A fantastic opportunity for new owners to either continue with the thriving Bed and Breakfast as it is or bring back the popular Restaurant element.

Services

The property benefits from oil-fired central heating, mains electricity, water and drainage with LPG Gas for the MOLTENI Range Stove top. 2 Quail is fully compliant with current licensing, fire and environmental health regulations and all other statutory requirements.

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

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. 

Property Features :

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