ON THE INSTRUCTION OF MR STUART ROBB, LIQUIDATOR FOR SKYFORTH LIMITED
DESCRIPTION
The premises are arranged over part ground and upper floors of a traditional three storey and attic stone building under a part mansard/part pitched roof clad in slate. In addition, the premises benefit from various extensions to the rear. There is a dedicated self-contained bar/restaurant arranged over the ground floor (Ghillie’s Bistro). The hotel reception, function suite, lounge, bar and 20 good sized en-suite letting bedrooms are arranged over the upper floors. The premises also benefit from a right of access/use over the rear grounds onto Montague Street.
This is a first class traditional Victorian building benefiting from many original architectural features including an attractive roof configuration with steeples, large bay window features and original window designs.
TENURE
The property is held on heritable tenure.
SERVICES
We understand the property is connected to mains water, electricity, gas and drainage. We understand that heating is from a gas fired central heating system.
PREMISES LICENCE
There is a premises licence in place under the 2005 Licensing Act Scotland.
RATES
The subjects are entered in the valuation roll as hotel with a Rateable Value of £48,250 as at 1st April 2023. The proposed draft 1st April 2026 Rateable Value is £43,250. A new occupier will have the right to appeal the rateable value.
THE OPPORTUNITY
We have been instructed to sell the Victoria Hotel by Mr Stuart Robb, Liquidator of Skyforth Limited. As a result of the liquidation, the business closed for trade in December 2025. Historically, the business had a high level of revenues and there is clear potential to re-open and operate in a first class scenic location in the centre of Rothesay.
The trading location is superb, with scenic views over the Firth of Clyde and within the heart of Rothesay town centre. There are many income generators to the business, including tourist trade, local residents and a variety of business contracts/trade.
No accounting information is available given the circumstances of the sale but we understand that the business did achieve revenues in the region of £500,000 net of VAT historically. Although some repair/refurbishment works are required, this is a superb opportunity to re-establish a high turnover/profit business.
Location
The attractive Isle of Bute is situated off the highly scenic west coast of Scotland. The island is easily reachable by ferry, the main crossing being from Wemyss Bay on the mainland to Rothesay. Wemyss Bay is accessible from Glasgow city centre with regular rail and bus services, together with excellent road communications.
Rothesay is the principal town on the Isle of Bute. At the centre of the town is Rothesay Castle, a ruin which dates back to the 13th century. The town is regarded as a highly popular tourist destination, particularly from residents of the west coast of Scotland. In addition, due to the location of the island, off the west coast of Scotland, the town is highly popular with sailors benefiting from the attractive sailing routes along the Western Kyles.
Specifically, the Victoria Hotel is situated within an enviable trading location in the centre of the town on Victoria Street. The hotel lies seconds walk from the main commercial retailing centre and the main ferry terminal.
There is no doubt that the subjects benefit from a first class trading location, able to draw on many income drivers.
Accommodation
GROUND FLOOR
Ghillie’s Bistro
Contemporary self-contained bar/restaurant. There is seating for approximately 30 persons and a semi-circular bar servery. Service areas to the rear of Ghillie’s Bistro include stores and ladies, gents and accessible toilets.
Hotel Access
There is a separate access to the hotel, adjacent to Ghillie’s. This leads to a staircase and, thereafter, the main hotel accommodation over the upper floors.
FIRST FLOOR
Hotel Reception
With service desk and partitioned office to the rear.
Function Suite
Attractive function suite with full height bay window to the front. There is a main seating area with a separate bar which can be interconnected for larger functions. The bar has a fitted bar servery. There is a capacity for approximately 200 persons.
Bar
The bar is partly open to the reception and lounge/restaurant. There is seating for approximately 20 persons and a fitted bar servery.
Restaurant/Lounge
Attractive restaurant/lounge arranged over split levels, benefiting from a full height bay window with attractive views over the Clyde estuary. Seating is provided for approximately 30 persons.
Hotel Service Areas
Ladies & gents customer toilets (serving function suite), fully fitted commercial kitchen, laundry room and various stores/offices.
Letting Accommodation
A total of 20 letting bedrooms are arranged over the second and third floors. There are 10 letting bedrooms front facing, with attractive views over the Clyde estuary. 10 further rooms face the rear. A breakdown of the bedroom stock is provided:
| Room Style | Room No. |
| Single | 5 |
| Double/Twin | 15 |
| TOTAL | 20 |
Terms
PRICE
The Victoria Hotel has been placed on the market at offers over £175,000 for the benefit of the heritable interest, to include all fixtures and fittings. The price represents the current condition of the asset.
Specification
EPC
The property has an EPC rating of G.
ANTI MONEY LAUNDERING
The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, came into force on the 26th June 2017. This now requires us to conduce due diligence on property purchasers. Once an offer has been accepted, the prospective purchaser(s) will need to provide, as a minimum, proof of identity and residence.