Dowle, Smith & Rutherford

Unique opportunity to acquire a substantial detached property currently operated as a B & B, situated in a delightful established garden in ‘get-away-from-it-all’ location in the Out Skerries a group of small islands off the east coast of Shetland, together with the tenancy of the surrounding 18 acre registered croft and a range of sizeable outbuildings.

The seven bedroom accommodation extends to around 290m² and also includes two sittingrooms, a dining room, dining kitchen, bathroom, shower room, toilet & shower & utility areas.

The property provides an excellent opportunity for someone wishing to make use of the existing B & B business, or with a requirement for outbuildings which could perhaps be used for a home business such as crafts etc.

Although remote the islands have excellent subsidised links to mainland Shetland either by air or by ferry.

A Home Report is available for this property.

Price:	OFFERS IN THE REGION OF £240,000
Entry:	By arrangement.
Viewing:	Please contact our reception (01595 69 5583).
Rooms:	Porch, Hall, two Sittingrooms, Dining room, Sun room / Office, two Kitchens, seven Bedrooms, Bathroom, Shower room, Shower, Toilet, Utility room & range of outbuildings.

Location

‘Rocklea’ is situated in the Out Skerries, a group of small islands off the east coast of mainland Shetland.

The islands comprise the two main islands of Bruray (or East Isle) on which Rocklea is situated, and Housay (West Isle) which are linked by a short bridge.

The islands are particularly scenic with a rugged coastline of cliffs, arches, blow holes, stacks, voes & beaches, and offer plenty of walking opportunities.

It is an ornithologists paradise with year round interest. All kinds of sea birds, otters & seals can be seen from the shore.

The principal economic activities on the island are fishing, aquaculture, crofting & tourism.

The population of around 70 people is supported by two shops including a post office, a school, church and community hall all of which are within walking distance. Mains electricity, water & telephone services are connected to every household and broadband is available. A nurse is resident on the islands and a GP visits regularly.

Although the islands may look remote on a map, the Skerries have excellent subsidised links to mainland Shetland, either by a short ten minute flight from Tingwall just outside Lerwick, operated by Direct Flight, which runs on Mondays, Wednesdays & Thursday, or by ferry from Vidlin or Lerwick. There is a ferry runs everyday except Wednesdays, with several daily runs at weekends. Crossing time to Vidlin is approximately 90 minutes; Lerwick is approximately 150 minutes.

The House

Rocklea is centrally situated on the island with easy access to all the amenities including the pier & airstrip.

The property is a detached two storey dwellinghouse comprising the original house which was substantially re-built around 1987. It is of mainly timber frame construction clad externally with rendered concrete blockwork, with a concrete tile roof. Windows are a mix of double glazed timber or uPVC units.

Heating is provided by electric storage & panel heaters.

The gross external floor area is estimated to be around 290m².

It is presently run as a B & B (it is the island’s only official B & B) with five guest rooms.

On the ground floor is the main sittingroom, a large well-appointed kitchen, two bedrooms, a shower room, office and utility areas which are used by the owners. There is also a dining room for guest use.

The letting accommodation is on the first floor and includes five bedrooms (four doubles and a single), a guest sittingroom & kitchen, bathroom & shower.

Most of the furniture required for B&B purposes can be included in the sale if required. All carpets, curtains & light fittings are included.

A detailed list of accommodation follows.

Accommodation

On the Ground Floor:-

FRONT PORCH

(Approx. 4.65m x 2.2m) (15‘2” x 7‘3”) Forming the main entrance to the property, with three built-in cupboards for coats & general storage. Door to the main hall.

MAIN HALL

(Approx. 5.3m x 1.75m) (17‘5” x 5‘10”) Part wood-lined hall with doors to the dining room, kitchen & utility room plus open-tread pine stair to the first floor.

DINING ROOM

(Approx. 4.4m x 2.85m) (14‘5” x 9‘4”) Good-sized room with window facing west and looking out towards the greenhouse. Pine ‘v’-lining to the ceiling provides a feature which is repeated in the adjoining kitchen.

KITCHEN

(Approx. 3.85m x 3.8m) (12‘7” x 12‘6”) Spacious fitted kitchen looking out over the back garden, with extensive cupboard & worktop space, fitted table top and integral oven & hob with cooker hood over plus concealed integral dishwasher and free-standing fridge.

UTILITY ROOM

(Approx. 1.7m x 2.85m extending 4.7m at longest point) (5‘6” x 9‘5” / 15‘5”) With fitted pine units & sink plus plumbing for a washing machine and a heated towel rail. The room also houses the electricity consumer units and generator switch. There is a useful walk-in LAUNDRY AREA (approx. 2.1m x 1.3m) (6‘10” x 4‘3”) off the utility room, which contains the hot water tank and has fitted clothes rails for clothes and a storage heater.

PASSAGEWAY

(Approx. 3.9m x 1.05m + 1.9m x 1.25m) (12‘11” x 3‘5” + 6‘3” x 4‘) Leading to the main sittingroom, two double bedrooms and the bathroom.

SITTINGROOM

(Approx. 5.95m x 3.5m) (19‘6” x 11‘6”) Bright south-facing room looking out over the garden, with wooden fireplace surround housing an electric fire, cornice & picture rail. A glazed door leads to the sun room / office.

SUN ROOM / OFFICE

(Approx. 4.1m x 2.7m) (13‘5” x 8‘11”) Part wood-lined double glazed sun room currently used as an office.

BEDROOM 1

(Approx. 4.9m x 2.95m extending to 3.5m at widest point) (16‘1” x 9‘7” / 11’6”) Large dual aspect double bedroom with EN-SUITE TOILET (approx. 2.3m x 0.8m) (7‘6” x 2‘7”) with W.C. & wash hand basin.

BEDROOM 2

(Approx. 3.95m x 3.5m) (13‘ x 11‘7”) Another good-sized double with extensive fitted wardrobes.

SHOWER ROOM

(Approx. 2.5m x 1.8m) (8‘2” x 5‘11”) With W.C., wash hand basin set in vanity / cupboard unit and wet-wall lined shower enclosure with ‘Mira’ electric shower. Heated towel rail.

On the First Floor:-

LANDING

(Approx. 3.95m x 2mm) (13‘ x 6‘6”) Part wood-lined landing with three high-level windows providing plenty of natural light and doors to two guest rooms and a bathroom.

BATHROOM

(Approx. 2.75m x 1.85m) (9‘ x 6‘2”) Tiled guest bathroom with four piece suite including wash hand basin set in fitted vanity / cupboard unit. Heated towel rail.

BEDROOM 3

(Approx. 3.6m x 2.9m (floor area)) (11‘9” x 9‘6”) Small double bedroom with wash hand basin / vanity unit.

BEDROOM 4

(Approx. 2.9m x 2.8m (floor area)) (9‘6” x 9‘2”) Single bedroom, again with vanity wash hand basin unit.

A passageway off the main landing leads to the remaining bedrooms, the guest lounge, shower & box room.

BEDROOM 5

(Approx. 3.95m x 3.2m (floor area)) (13‘ x 10‘6”) Large double bedroom with built-in double wardrobe and vanity wash hand basin.

BEDROOM 6

(Approx. 3.95m x 3.3m) (13‘ x 10‘9”) Further double bedroom, again with vanity wash hand basin.

GUEST KITCHEN

(Approx. 2.85m x 2.4m) (9‘5” x 7‘10”) Providing facilities for guests to cook light meals, including sink unit, cooker & fridge. Velux window.

BEDROOM 7

(Approx. 3.85m x 3.8m (floor area)) (12‘7” x 12‘6”) Twin room with built-in double wardrobe & vanity wash basin.

GUEST SITTINGROOM

(Approx. 3.8m x 3.55m (floor area)) (12‘6” x 11‘7”)

SHOWER

(Approx. 1.9m x 0.9m) (6‘4” x 2‘11”) Wet-wall lined with ‘Triton’ electric shower.

STORE ROOM

(Approx. 1.95m x 1.6m) (6‘5” x 5‘3”) Walk-in store room providing useful storage space.

The Garden

The property sits within a particularly attractive well-established garden which lies mainly to the south & west of the house. Access is via a driveway leading up to large parking area outside the porch and outbuildings.

The garden is well-stocked with an extensive range of mature trees, shrubs and perennials providing an abundance of colour in the summer months. A large mature lawn lies outside the sun room with a pergola leading to a well-established planted area.

A further lawn runs alongside the driveway where an anchor recovered from the Dutch East Indiaman, De Liefde, which sank of Skerries in 1711, adds a historical touch. Moving around to the west side of the house, there is an attractive water feature and fountain plus a large established rockery. An extensive paved area provides a pleasant place to sit and enjoy the views. Beyond that is a large GREENHOUSE / STORE (approx. 6.35m x 3.35m) (21‘ x 11‘) plus a further paved area sheltered by a high wall and roof screen, which includes a barbeque area.

The Outbuildings

The extensive outbuildings are situated on the north-east side of the house and include the MAIN SHED / WORKSHOP (approx. 12m x 4.35m) (40‘ x 14‘), a substantial outbuilding with power & water, workbench and further area off to the right at the rear (approx. 3.4m x 3.15m) (11‘ x 10‘3”). To the left is a garage (overall approx. 10.55m x 3.65m) (35‘ x 12‘) with sliding door, sink with water supply, & storage heater. On the right hand side is another attached garage / shed (approx. 7m x 2.9m) (23‘ x 9‘6”).

There is a separate stand-alone GARAGE (approx. 6.15m x 3.05m) (20‘ x 10‘) with power supply, plus a further attached shed at the rear of the main outbuilding (approx. 3.55m x 2.6m) (11‘8” x 8‘6”).

The Croft

The croft land surrounds the house and is as shown on the attached sketch plan (areas A, B & E). The croft extends to around 7.5 hectares (approx. 18.6 acres) or thereby which includes the tenanted registered crofts of Rocklea, Houll & Hillside cottage. There are two buildings on the croft measuring approx. 6.8m x 2.65m and 5.05m x 3.45m) (22‘ x 8‘8” and 16‘7” x 11‘3”), and there are shares in both the East Isle & West Isle common grazings. Note: not all the croft land is fenced.

The tenanted croft is registered with the Crofters Commission and therefore subject to crofting tenure. For further general information on crofting contact the Crofters Commission, 4 / 6 Castle Wynd, Inverness, IV2 3EQ or visit www.crofterscommission.org.uk The assignation of the tenancy to the successful purchaser will require the approval of the Crofters Commission.