The Old Manse, Sutherland Road, Dornoch Sutherland IV25 3SX

£498,000 Offers Over - Price Reduction
Price Reduction
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Property Details

  • Type: Detached House
  • Availability: For Sale
  • Bedrooms: 7
  • Bathrooms: 6
  • Reception Rooms: 3
  • Parking: Driveway, Off Road Parking
  • Outside Space: Private gardens
  • EPC Rating: G
  • Council Tax Band: G

Property Features

  • Substantial B&B or Private Home
  • Close to town centre
  • 7 bedrooms, 6 bathrooms and 3 reception rooms
  • Great income potential
  • Wonderful large home
  • Multiple original features
  • Great income potential
  • Furniture and fittings for running as a B&B included in sale

Property Summary

                                                 *********£52,000 PRICE REDUCTION ***************

Previously listed at £550,000 with a home report value of £530,000 and 2019 B&B turnover in the region of £80,000, The Old Manse is now being offered substantially below Home Report value at offers over £498,000.

A stunning stone-built character home in the beautiful town of Dornoch. Built in 1883, the south-facing, Old Manse is currently a popular B&B with 5 bright, spacious letting rooms and a substantial amount of private owner accommodation over two floors. Available as a going-concern the house will be sold with the furniture and fittings in the letting rooms and guest accommodations. There are already a substantial number of bookings in place for the letting season (May-October) so a purchaser could be up-and-running in very little time. Should the property be sold as a private home, the current owners would wish to honour the bookings already made for the summer season and would refrain from taking any new reservations.

Retaining many of the original features such as the elaborate oak staircase, fireplaces, picture and dado rails, cornicing and deep skirtings. A separate character cottage, recently upgraded, provides additional income potential either as a long-term let or a self-catering cottage.

Dornoch is a beautiful, historic town sitting on the Dornoch Firth, close to Loch Fleet National Nature Reserve, with miles of award-winning golden beaches where a wide range of birds and seals reside. It is known for its tranquil location, stunning scenery and pleasant climate. A haven for golfers it boasts the Royal Dornoch championship golf course, ranked 4th in the world by Golf Digest in 2020. The stunning cathedral, with beautiful stain glass windows was founded in 1224 and renovated in 1835. Always popular as a tourist and holiday destination, Dornoch has recently seen an increase in popularity due to it's position on the famed NC500 route. Inverness, less than an hour away, offers all the amenities of a modern city with the airport providing daily access to a wide-range of national and international destinations.

The Old Manse sits in a central position within Dornoch, within minutes’ walk of the town centre with shops, restaurants and the Cathedral, ten minutes walk to the Royal Dornoch Golf Club, fifteen minutes to the beach and less than 10 minutes drive to Skibo Castle. This wonderful home is flexible enough to be used for a number of purposes; continuing as a B&B, as a large family home, or as business space.

Approximately 400m2, the Old Manse, on 3 floors, offers the following accommodation:

Ground floor: Entrance Porch, Entrance Hall, Guest Library, Dining Room, Sitting room, WC, Kitchen, Laundry, 2 Bedrooms (1 with an en-suite bathroom). 

First Floor: 5 letting bedrooms (4 en-suite and 1 with a private shower room)

Second Floor: Extensive attic area divided into 4 distinct areas with an enclosed room, shower room and 2 open areas.

In addition there is a separate cottage with living/dining/kitchen, a shower room and bedroom.


From Sutherland Road, entering through double wooden gates mounted on stone, pillar gate posts, a broad driveway leads to the front of the house with ample parking for multiple vehicles.

Wide stone steps lead to the half-glazed, wood front door, set beneath an impressive stone portico with pillars to either side, leading into a front vestibule and through a further half-glazed door to the main guest hallway. The guest hallway provides access to the library, dining room and sitting room. A stately staircase, with feature wood banister and ballustrades leads to the first floor accommodation and a door leads to the inner hall providing access to the owner's accommodation.

Ground Floor:

Guest Library (4.5m x 4.2m): With high ceilings and book cases to 2 walls, this dual aspect room with built-in bookshelves to 2 walls provides a lovely space for guests to relax in the evening. The room features cornicing, a picture rail and a coal-effect gas fire set into a fireplace with a tile surround and wooden mantelpiece. Carpet, curtains and curtain pole. 

Dining room (6.1m x 4.2m): A lovely dual aspect room with large sash-and-case wooden windows with wooden panelling surrounds, providing lovely views to the rear and side gardens. Ample space for multiple tables for guests. A tiled fireplace with marble mantelpiece is inset to one wall with a cupboard to one side. Deep skirtings, carpet, curtains with curtain poles, pelmets and tie-backs.

Passing through a half-glazed door to the inner hallway to the owners accommodation.

Sitting room (6.0m x 6.0m): With large, sash-and-case, bay windows surrounded by wooden panelling looking out to the gardens, this substantial room has an open fireplace with a marble surround and hearth, with a wooden mantelpiece. A deep alcove with a serving hatch to the kitchen sits to one side. Intricate, deep cornicing, a picture rail and deep skirtings run around the entire room. A second door opens to the guest hallway. Carpet, lavish drapes and pelmet. 

Boiler room (4.1m x 1.6m): A boiler room with coat hooks, wash hand basin with tiled splashback and a WC.

Dining Kitchen (6.4m x 4.7m): With a wide range of wooden country-style wooden wall and base units and shelving to 3 walls. Ample room for a large dining table. The wide windows looking out over the gardens, and together with the wood panelled door with 2 glass panes with windows above there is a wealth of natural light. One-and-a-half bowl sink with mixer taps. A focal point in the kitchen is the mosaic blue tiling surrounded by a brick archway which currently houses the AGA range cooker. Space for dishwasher and fridge. Ample counter space for preparing guest or family meals. A serving hatch opens to the dining room. Curtains and curtain poles.

Bedroom 1 (4.0m x 4.0m): To the front of the house and currently used as owner accommodation, this bright room has an adjacent large ensuite bathroom (3.1m x 2.7m) containing a 3-piece white suite with a mains shower over the wood-panelled bath, partially tiled walls and a fitted dressing table. Curtains and curtain poles. Door leading to an internal passageway providing access to Bedroom 2.

Bedroom 2/Store (3.1m x 2.7m): To the front of the house and accessible either directly from an internal passageway from Bedroom 1, or via the main internal hallway. Currently used as a store room.

Laundry (4.7m x 2.6m): A double aspect room to the rear and side of the house. Plumbed for a washing machine with additional counter top space this room also houses a belfast sink and WC.

A further door leads to the rear vestibule with an external door leading out to the side of the house.

From the main guest hallway ascend the wide, carpeted staircase, with tall arched windows on the landing, to the first floor. Long curtains soften the features of the staircase. Cornicing, dado rail.

First Floor:

All the letting rooms are situated on the first floor and have been recently renovated to a high standard with bright and modern en-suites.

Room 1 (4.8m x 3.4m): A bright dual-aspect en-suite room with windows to the front and side of the home. Painted in neutral colours with heavy curtains with tie backs, this room has an extremely peaceful feel to it. Cornicing, carpet and radiator. The large en-suite (4.8m x 2.6m) has a white 3 piece suite with a freestanding clawfoot bath, large modern shower, WHB and WC. The dark grey floor tiles match the tiled wall in the shower. The cornicing continues the elegance of the bedroom through to the en-suite.

Room 2 Family Suite (4.3m x 4.1m): This family suite provides accommodation for 4 in 2 separate bedrooms with a spacious shower room. The main bedroom is a dual aspect room, carpeted with curtains, curtain poles and cornicing. A short hallway with a shelf and hanging space underneath leads to the door to the second bedroom (4.0m x 1.8m). Facing the rear garden this room currently has 2 single beds but could equally be a lovely dressing room for the main bedroom. A glass panelled door opens to the en-suite shower room (4.0m x 1.8m). The en-suite has a 2 piece white suite (WHB+WC) and a shower. Tiled floor with matching tiled wall in the shower.

Room 3 (4.3m x 3.2m): A spacious double room with coombed ceilings and a dormer window providing views across the gardens to the rear. This bedroom has a private shower-room across the hallway.

Private shower-room for Room 3 (4.0m x 1.6m): With attractive modern, light-grey tiling and a linoleum floor, this shower room contains a white 2 piece suite and a large, modern walk-in shower.

Room 4 (4.3m x 3.0m): Almost identical to Room 3 but with a large en-suite shower-room and walk-in cupboard. Carpet, curtains and curtain pole. With coombed ceilings and cornicing, the shower-room (4.0m x 2.4m) has a character arch, stained-glass window to the side of the house and contains a 2 piece white suite (WHB, WC) and a large walk-in shower. With wide-tile walls in the shower and behind the wash hand basin. A cupboard is inset under the coomb.

Room 5 (4.1m x 3.0m) : To the front of the house this double bedroom has coombed ceilings and cornicing. Carpet, curtains and curtain pole. The compact en-suite has a white 2 piece suite (WC, WHB) and shower. The sink is inset in a white cabinet providing handy storage space.

Second Floor

Described as the attic on the home report and accessed via an enclosed staircase with a wooden banister from the first floor. This large, bright area with a combined space of 8.4m x 8.2m is divided into 4 distinct areas;  Open area (3.0m x 4.9m) with 3 single cupboards with shelves and a Velux window to open fields, make this a bright area; Shower room (1.25m x 3.0m) with mains shower and a 2 piece white suite (WC, WHB);  Room (3.9m x 3.5m) with a coombed ceiling, built-in cupboards and velux windows providing views over Dornoch;  Open area (6.6m x 3.2m at widest). Carpeted with a velux window and access to the attic

Self-catering cottage

This beautiful self-contained cottage provides an excellent opportunity for additional income from a long term rental, self-catering holiday rental or as a granny-flat. With electric heating, double-glazing and beautiful oak flooring this tastefully decorated cottage provides a comfortable, welcoming living space. A glazed front door opens into an L-shaped hallway providing access to all accommodation

Living/Dining/Kitchen (5.2m x4.2m): Entering through a wood panelled door with opaque glazing into a beautiful open-plan room with a modern kitchen. The kitchen area offers modern grey base and wall units to 2 walls with contrasting wooden countertops and grey tiled splashback. Well-appointed with integrated dishwasher, washing machine, hob, oven and fan and space for a fridge freezer. Single sink with mixer tap and drainer. The room provides ample space for a dining table and separate seating area. With 3 windows to the front of the cottage and a glazed door opening to the external patio area, this room has an abundance of natural light. The covered, paved, patio area (3.7m x 4.8m) is private with a glass wall covered with plants facing the garden area to the rear of the house, a timber wall towards the workshop and a stone wall to the rear. With light and electricity this area can be utilised at any time of year.

Shower room (2.0m x 1.8m): An attractive shower room with a 2 piece white suite (WHB, WC) and a walk-in shower with electric shower and attractive large-tile walls. The sink is inset into a cabinet with drawers with a mirror and light above. The tiled floor has underfloor heating and there is a heated towel rail and mirror.

Bedroom (2.4m x 4.4m): Recently decorated in neutral colours with oak flooring, this lovely double bedroom has ample space for a chest of drawers and TV in addition to the built-in wardrobe. Blinds.

Garden and outside

The ample gardens wrap around the entire house and are fully enclosed with a beautiful stone wall to the front with stone pillar gate posts. The front garden has a large parking area laid to stone chips with an area of lawn with shrubs and several established trees. The side and rear of the house is primarily laid to lawn with children's play equipment to the side. To the rear of the house there is a long lawn providing a pleasant outlook for the dining room and owner's accommodation, with a drying line.

The rear garden is designed for easy maintenance, primarily laid to lawn with some mature shrubs and flower beds, and provides many possible spaces for sitting out. There is a large workshop (7.5m x 4.6m) which is partially paved with electricity and light. Additionally there is a coal shed and a log store, attached to the house.