The Rose Guest House, Baddidarroch Road, Arglas, Lochinver, IV27 4LJ

Fixed Price £330,000
Key Details

Reception Rooms:




Energy Efficiency:

F (93)

Council Tax:

Band D


Fixed Price £330,000

Price Includes / Details:

The property is being offered to sale with full furnishings, plenishings and equipment




By Mutual Agreement


For an appointment to view please telephone Harper Macleod LLP on 01463 795 006


Ground Floor: Entrance vestibule, hall, breakfast/dining room (incorporating conservatory extension), kitchen, utility rm, 2 toilets(with basin and wc), office, sitting rm, 4 bedrooms. First floor: 5 bedrooms (1 with en-suite shower rm), 2 shared shower rms, Second floor: 2 bedrms and bathrm.


Lochinver is an attractive fishing village located on the north-west coast 100 miles from the Highland capital Inverness and 35 miles from Ullapool. It is set in the mist of the stunning west coast scenery close to the world famous north-west 500 tourist road. This part of the Highlands is renowned for fishing, climbing and its remote sandy beaches.

The village is a lively community with a post office, two supermarkets and six restaurant/hotels. Primary school pupils attend the school in the village and upper school pupils travel by school bus to Ullapool High School.

General Information

The Rose sits in an elevated position across the bay from the village a 5 minute walk away giving stunning uninterrupted views over the bay and to the hills beyond.

The Rose has double glazing throughout and is heated by oil fired central heating. Broadband connection and mobile phone signals are excellent.

This well-presented guesthouse at present accommodates a maximum of 22 guests in 8 rooms. Trading accounts are available on application. The income could be increased by extending the seasons (presently open from Easter to mid-October), extending the accommodation (potentially for more beds in 2 bedrooms), reviewing the nightly rate (presently £25 - £30 per night per person) and offering evening meals.

Accommodation is offered through Visit Scotland and through where guests give the accommodation 8.2 out 10.

Each letting room has a standard TV, kettle and hairdryer.

Viewing is highly recommended.



Entrance porch giving access to -


To right - understairs storage area, WC with WHB and access to kitchen area.

To left -

BEDROOM: - 10’ x 7’ 2’’

Bunk beds, WHB.

ROOM 1: - 12’ 6’’ x 10’ 6’’

Double beds and bunk beds.

ROOM 2: - 12’ 6’’ x 12’ 6’’

Double bed and bunks beds, double wardrobe.

SHOWER ROOM: - With electric shower.

WC: - With WHB

ROOM 3: - 12’ 6’’ x 10’ 10’’

Double bed and single bed, double built-in wardrobe, WHB.

Straight ahead from front door entrance –

DINING ROOM: - 16’ x 12’ 6’’

Serving table and guest seating. Steps to –


With dining seating. Patio doors to decked sitting area.

Off which -

LOUNGE: - 12’ x 12’

Picture window.

Off dining room -

KITCHEN: - 12’ 3’’ x 17’ 6’’

Extensive wall, base and storage units. Two double sinks and drainers. Electric and gas cooker. Two dishwashers, large fridge. Space in middle for table for food preparation.

Door giving access -

OFFICE: - 12’ 4’’ x 11’

UTILITY ROOM: - 17’ x 8’ 6’’

Boiler. Three washing machines. Sink. Storage area. Door to rear. Doorway giving access to –


WC with WHB. Storage/hanging area. Door to front.



Cupboard with HW tank. Storage cupboard.

BATHROOM: - 7’ 8’’ x 5’

WC, WHB, shower in cabinet. Ladder towel rail. Extractor fan.

ROOM 4: - 11’ x 9’ 6’’

Double bed.

ROOM 5: - 12’ 6’’ x 12’ 6’’

Three single beds. Views over village.

ROOM 6: - 9’ 4’’ x 9’ 4’’

Double bed. Views over village.


WC, WHB, shower in cabinet, extractor.

ROOM 7: - 9’ x 12’’

Double bed. En-suite with shower, WC and WHB. Views over village.

ROOM 8: - 12’ x 11’

Two single beds.


Presently the owners’ accommodation.

Storage cupboard.

WC: -

BEDROOM: - 12’ x 11’

Built-in storage cupboard. WHB.

BATHROOM: - 13’ 6’’ x 7’ 11’


BEDROOM: - 11’ x 11’




Guest parking area, drive to owners parking area. Extensive workshops and storage to each side of house with extensive garden to the side and sloping garden to rear. Oil storage tank and caravan to side. Decked area for sitting, with views over the village.

Council Tax

Understood to currently be Band D. Prospective purchasers should however contact The Highland Council directly for confirmation. Details of Council Tax rates can be found on The Highland Council website.

Energy Performance

Energy Efficiency Rating: F (93)

To see the location of the property in an overall Inverness context, adjust the zoom by clicking the + or - buttons. Use the 'Map', 'Satellite' & 'Hybrid' buttons to switch between an ordnance survey style road map, a satellite aerial photograph or a combination (hybrid) of the two. Please note that the date of the satellite image is unknown and may not show new buildings.

(Please be aware the Google Street View was taken on the date shown. The building and surroundings may have changed since then. We always recommend you view the property personally.)

Important Information for Prospective Purchasers

This schedule is intended only to help you decide whether to view the property. We always recommend you view the property personally.

The information is believed to be correct, but it is not warranted and is not to form part of any contract of sale. All dates, distances, areas and room sizes noted are approximate and for use as a general guide only. Prospective purchasers should satisfy themselves as to the working condition or otherwise of any equipment such as central heating or kitchen appliances.

This schedule should not be taken as a comment on the condition of the property. This is a matter for your surveyor and we recommend that once you have found a property you are interested in, you obtain a survey report. We can provide details of surveyors if required.

Interested parties are advised to note their interest through their solicitor as soon as possible so that they can be informed if a closing date is fixed. Noting interest does not place any obligation on the seller to set a closing date or to give any noted interests the opportunity to offer. Whilst every effort will be made to advise noted interests of any closing date set, this cannot be guaranteed.

No responsibility will be accepted for expenses incurred by parties who have noted interest but do not get an opportunity to offer, or for any expenses incurred traveling to properties which have been sold or withdrawn.

Susan Breen was excellent returning my calls promptly and provided clear concise clarifications, the latter greatly assisted us liaising between our English solicitor dealing with our sale in Bristol and the purchase in Scotland. This all contributed to a seamless completion day and date of entry.