12 ORMISCAIG AULTBEA

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1 12 ORMISCAIG AULTBEA

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3 12 ORMISCAIG, AULTBEA IV22 2JJ A charming cottage with artisan food business on the shores of Loch Ewe. Aultbea 1.5 miles. Dingwall 66 miles. Inverness 78 miles. The accommodation comprises: Ground Floor: Entrance Vestibule. Entrance Hall. Sitting Room. Dining Kitchen. Bedroom 1. Shower Room. First Floor: 2 Bedrooms. Family Bathroom. Renovated traditional cottage with lawns to the shore. High quality modern outbuildings with conversion potential subject to the necessary consents. Contemporary Portakabin office and fully renovated stone bothy. Holiday business potential. Spectacular mountain and coastal views. Easy access to slipway for launching and hauling boats and a potential safe mooring if required. Aultbea is situated on the scenic North Coast 500 route. About 0.3 hectares (0.7 acres) in all. Reay House 17 Old Edinburgh Road Inverness IV2 3HF inverness@galbraithgroup.com

4 GENERAL No 12 Ormiscaig is in a beautiful loch side setting between the villages of Aultbea and Mellon Charles on the west coast of Scotland. The property comprises a charming and sensitively modernised cottage, high specification smokehouse with retail space, contemporary Portakabin home office and renovated stone bothy. The owners currently run a successful artisan food business from the smokehouse, however, the building has been designed for easy conversion to alternative business use or to residential accommodation subject to the necessary consents. The area is a popular tourist destination and demand for accommodation and small business attractions continues to rise. The high quality outbuildings at 12 Ormiscaig offer a range of opportunities to take advantage of this tourist demand. The cottage has been recently modernised to create a charming and comfortable family home. Improvements include a renovated kitchen extension, new flooring on the first floor, insulation in the walls and roof, new double glazing, a new boiler and renovation of the bothy. Aultbea is lively and welcoming community which lies on the west shore of Loch Ewe, it has a well stocked village shop, post office, doctor s surgery and garage. The Aultbea Hotel & Fat Whippet Restaurant has a fabulous restaurant, winning Scottish Hotel restaurant of the Year 2017, The Fat Whippet and Convoy Tavern. The Perfume Studio & Aroma Cafe brings 12,000 visitors past the door from April to October. There is a primary school at Bualnaluib, one mile from Aultbea. Toybox Nursery & crèche is based in Gairloch for pre school childcare and secondary schooling is also based in Gairloch about 12 miles away with a free bus service for children to and from school. Further shops and amenities are available in Gairloch, Ullapool and Dingwall, and Inverness has all the facilities of a major city, including its airport with regular flights to the south and Europe. There is a travelling bank RBS & Bank of Scotland which attends in Aultbea twice a week, a travelling library and the Screen machine travelling cinema. The west coast of Scotland is known for its mild climate and stunning coastline with sheltered sandy beaches and island views. The coast is famous for its sailing, while inland mountains and moorlands offer spectacular scenery, hill walking, climbing and trout fishing on the hill lochs. The sitting room with wood burning stove. The dining kitchen with integrated appliances. Bedroom 1 with views over the garden.

5 Guest bedroom with timber lined partly coombed ceilings. The shower room with tiled floor and walk-in shower. The retail area/ food emporium. The smokehouse.

6 THE SMOKEHOUSE The Smokehouse is approached from the parking area. The partly glazed door opens to the: RETAIL AREA/FINE FOOD EMPORIUM With tiled floor, display shelving, multi deck chiller, glass-fronted upright freezer, store cupboard and changing room, and door to: SLICING ROOM With Whizard slicing machine, 4 stainless steel work tables, double sinks, vacuum packing machine and door to: WET AREAS With walk-in fridge freezer, stainless steel sink, 2 slicing tables, vacuum packing machine, wall mounted water heater and doors to: HOT SMOKING ROOM With Afos Maxi Kiln. SMOKE BOXES With 2 external smoking kilns built of block. BOTHY 5.8m x 4.4m max Of stone and corrugated iron construction. Fully lined and with partly coombed ceilings, concrete floor, access to roof space, power, light, Laundry area currently with 2 washing machines & tumble drier, 2 chest freezers, storage space and door to: WC 2m x 0.9 Fully lined and with WC and wash hand basin PORTAKABIN/OFFICE SMOKED SALMON HQ 5.8m 3m Quadruple aspect to the Loch & Smokehouse and with 3 desks, 3 desk chairs, 2 computers with monitors and keyboards, power and light. GARDEN GROUNDS The grounds extend to approximately 0.7 acres and go down to the rocky beach on the shores of Loch Ewe. The front garden is laid mainly to lawn, enclosed by mature hedging and with a raised vegetable bed and sheltered sitting areas. The remaining grounds are laid mainly to rough lawn, enclosed by post and wire fencing. A gate in the boundary fence leads to the shore line. SERVICES Electricity - mains Water - mains Drainage - mains Heating - LPG Internet - Broadband (connection via fibre optic for superfast broadband being installed in the village) ISLE OF EWE SMOKEHOUSE Ltd THE BUSINESS Further information on the business is available from the selling agents. COUNCIL TAX The Cottage Band C The Smokehouse Business rated. EPC - D DIRECTIONS The postcode for the property is IV22 2JJ. MOVEABLES The Cottage All fitted carpets, curtains and light fittings (excluding kitchen rise & fall fitting) are included in the sale. Further items may be available by separate negotiation. The Smokehouse The Smokehouse is sold as seen. Portakabin The Portababin office is sold as seen. VIEWING Viewing is by prior appointment only through the Selling Agents, Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF. Telephone (01463) The person who may accompany you may however not be an employee of Galbraith. MORTGAGE FINANCE We have an alliance with Fox Private Finance, a boutique brokerage with a bespoke approach to funding. Through their relationships with retail, commercial and private banks they can assist with securing a mortgage to suit your circumstances. If you would like advice about any aspect of financing your home purchase then contact Matthew, based in our Edinburgh office, on or mg@foxprivatefinance.com IMPORTANT NOTES 1 These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2 Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of the services and appliances. 3 These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. 5 Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to Galbraith, Reay House, 17 Old Edinburgh Road, Inverness, IV2 3HF. 6 Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.

7 The Portakabin.

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