Dowle, Smith & Rutherford

Excellent opportunity to acquire a well-established six bedroom small hotel, set in a scenic rural location in the south mainland area of Shetland, enjoying stunning panoramic views over the Loch of Spiggie and out to sea.

The location is very convenient for the nearby airport at Sumburgh (approximately 5 miles), and within easy reach of a wide range of places of interest. Lerwick approximately 22 miles.

This well-appointed and equipped three star hotel which was refurbished in the late 1990’s, includes an attractive dining room / restaurant with conservatory area, cosy bar, well-equipped kitchen, six en-suite letting bedrooms, plus a separate chalet which provides the owner’s accommodation.

In total the grounds extend to around 1.5 acres including an acre of land opposite the hotel which offers huge potential for further development of the business.

Price:	ON APPLICATION to include the heritable property, fixtures & fittings, equipment & goodwill. Stock in addition at valuation.
Entry:	By arrangement.
Viewing:	Strictly by appointment only, by contacting our reception (01595 695583).

Situation

Spiggie Hotel is situated in a particularly scenic rural location in the South Mainland area of Shetland, with easy access to the airport at Sumburgh (just 5 miles away) and about 20 miles from Lerwick.

The situation overlooking the Loch of Spiggie means that the hotel enjoys spectacular elevated views (particularly from the conservatory dining area) westwards over Spiggie Loch and over the wide sweep of coastline from Fitful Head to the south to St. Ninian's Isle and the coast beyond to the north. The island of Foula can be seen out to sea.

The premises are ideally situated within reach of a wide variety of places of interest. As well as the loch which is a Nature Reserve owned by the RSPB (fishing can be arranged), Scousburgh Sands with its gleaming white sand and rocky Spiggie beach are within easy walking distance. Further afield is the famous St Ninian’s Isle, a very popular attraction for both local people & visitors, Sumburgh Head, Old Scatness Broch, Jarlshof, Quendale Mill & the Boddam Croft House Museum.

The Business

Spiggie Hotel, a small privately owned country hotel with six en-suite rooms, has been a hotel since it was first built in the 1870’s by the Henderson family who built two hotels, The Spiggie Hotel and Henderson’s Hotel (now a private house - Spiggie Lodge) next to each other.

The hotel trades as a Visit Scotland three star small hotel, and caters for both locals & visitors alike. It is open throughout the year offering B & B accommodation, evening meals seven days a week, and lunches on Wednesdays through to Sunday, with food made from the best of fresh local produce. The hotel is in the Camra good beer guide and stocks a range of real ales including from the Valhalla Brewery on Unst.

The hotel has a full premises licence.

Further information on the hotel can be found at www.thespiggiehotel.co.uk

The Building

It is understood that the existing property was built in the 1900’s, originally with a west wing which was demolished many years ago. The building was re-roofed and extensively renovated in the 1990’s, with further renovations in the early 2000’s. The building is fully double glazed and benefits from oil-fired central heating throughout.

In detail the accommodation comprises:-

MAIN ENTRANCE / LOBBY

provides access to the dining room and the bar, with stair to the bedroom accommodation on the first floor.

DINING ROOM

(Approx. 6.9m x 6.2m overall) Attractive room enjoying fine views, with seating for up to 45 diners and direct access from kitchen. A wide archway leads to a CONSERVATORY seating area (approx. 3.15m x 2.25m) with spectacular views westwards over Spiggie Loch and out to sea.

BAR

(Approx. 7m x 4.5m overall) Cosy bar area with part stone flagged / part wooden floor, welcoming leather sofas and solid-fuel stove burning fire. Bar counter with usual equipment and access to the cellar.

MALE, FEMALE & DISABLED TOILETS

BEDROOM ACCOMMODATION

There are six well-appointed letting bedrooms on the first floor which can be accessed independently of the bar & dining room.

These include a large family room which enjoys stunning panoramic views, two twin rooms, two doubles and a single.

All have en-suite facilities including shower, W.C. & wash hand basin. Each also has a T.V., tea & coffee making facilities, hairdryer & telephone.

In addition to the bedrooms and main public areas, the service areas comprise:-

KITCHEN

(Approx. 6.7m x 5.4m overall + store area) Well equipped kitchen meeting all the necessary requirements, with main kitchen area, food preparation area, plus general store with external access. A list of all the stainless steel furniture & appliances included in the sale can be provided.

DRY GOODS STORE

External store by the kitchen.

CELLAR

Off the bar area, but also with external access.

LAUNDRY / BOILER ROOM

With washing machine & tumble dryer.

LINEN STORE

Owner's Accommodation

The hotel has the advantage of separate owners’ accommodation in a chalet just below the main hotel building. This comprises a lounge / office, kitchen, double bedroom & shower room.

External

The immediate area around the hotel extends to just under ½ acre and stretches down to the road to the west. The grounds include a small terrace / lawn area in front of the conservatory, a large parking area, garage and owner’s chalet.

Additional Land

Included in the sale will be a large area of ground opposite the hotel which is estimated to extend to just over 1 acre, comprising a paddock mostly enclosed by stone dykes, and a sizeable derelict cottage / store building.

The land offers great potential for providing additional accommodation for the hotel, e.g. self-catering chalets. Alternatively it may have potential for house sites as Outline Planning Permission to erect three dwellinghouses in the paddock was granted in 1997. This has now lapsed therefore a fresh application would be required, but as the land is in Zone 2 for planning purposes, it is thought this is unlikely to be turned down. This is however at the Council’s discretion and prospective purchasers should satisfy themselves in this regard. No warranties will be given as to the suitability of the site for development.

There may also be potential for development of the derelict building although it is in very poor condition and may be beyond economical repair. There is an external store at the end of the derelict building which is currently in use.

Staff

In addition to the owner / manager, the hotel employs a housekeeper (full-time equivalent), a part-time cook, plus several casual seasonal staff.

Equipment

All equipment and fixtures & fittings are included in the sale. A full inventory will be provided. All the equipment is understood to be owned outright.

Accounts

Details of the Accounts can be made available to seriously interested prospective purchasers after viewing.

Rateable Value

The Rateable Value is understood to currently be £12,000. Shetland Islands Council however currently provides 100% general rates relief (excludes water & sewerage). Prospective purchasers should however check the position by contacting the Council directly.