Town & Country Property Auctions present this substantial Sanday hotel opportunity — established trade, 10 bedrooms, beachside setting, and major development upside!
Kettletoft Hotel, Sanday, Orkney, KW17 2BJ
Guide Price: £220,000
Established Trading Business | Renovation Project | Island Lifestyle Opportunity | Significant Development Potential
Town & Country Property Auctions are delighted to present Kettletoft Hotel, a substantial and well-known hospitality premises located on the beautiful island of Sanday, part of Orkney.
This is a rare opportunity to acquire a characterful island hotel premises with an established bar and food trade, offering buyers the chance to take over a recognised local business while unlocking significant value through refurbishment, redevelopment, and reinstatement of guest accommodation.
The business currently generates circa £180,000 per annum from bar and food trade, demonstrating an established customer base and consistent turnover.
The property previously operated guest accommodation; however, accommodation is not currently trading due to updated fire regulation requirements. A purchaser may choose to renovate and reinstate the accommodation, subject to completing the necessary works and meeting all relevant standards.
Further upside exists within the outbuildings, which may offer potential for conversion into additional guest accommodation, subject to the relevant consents and renovation works. This could create an additional £20,000–£30,000 per annum potential income, once completed.
The property requires upgrading and renovation throughout, making it ideally suited to an investor, hospitality operator, or hands-on buyer seeking a rewarding project with strong upside.
Accommodation Overview
10 Bedrooms (including 2 en-suite)
1 Main Bathroom
1 Sitting Room
1 Dining Room
1 Kitchen
2 Utility Rooms
1 Pool Room
1 Main Bar Area
Ladies & Gents Customer Toilets
Front Porch / Veranda
External Features
2 Outbuildings with development potential
Walled Garden
Beach located directly beyond the garden wall
Generous grounds and outdoor space
Established bar / restaurant business
Circa £180,000 PA turnover from food & drink trade
Former guest accommodation with reinstatement potential
Substantial internal footprint
Outbuildings with conversion potential
Requires refurbishment / upgrading
Rare island lifestyle and business opportunity
Situated on Sanday, one of Orkney’s most scenic and welcoming islands, the area is renowned for stunning beaches, wildlife, heritage attractions, and a strong community atmosphere. Sanday continues to attract visitors seeking a peaceful island destination, supporting long-term demand for hospitality businesses.
A rare opportunity to acquire a substantial island hotel premises with established trade, extensive accommodation, and excellent scope to increase value through renovation and reopening the guest accommodation offering.
£180,000 PA from Bar & Food Trade
£20,000 PA Existing Accommodation Income
Further £20k–£30k Potential via Outbuilding Conversion
* The Guide Price given is an indication as to where the Reserve is currently set. The Reserve is the minimum price that the auctioneer is authorised by the vendor to sell the property for. It is subject to change throughout the marketing period. Where the Guide Price is a single figure, the current Reserve will not be more than 10% above that single figure, and where a price range is given (i.e. £50,000 - £55,000), the Reserve will not exceed the upper level of the range. It is not necessarily what the auctioneer expects it will sell for.
We would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled/zoom lens), and dimensions, shapes and precise locations may differ to those set out in these sales particulars which are approximate and intended for guidance purposes only.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms' employment has the authority to make or give any representation or warranty in respect of the property.
Viewing: Due to the nature and condition of auction properties, the auctioneers highlight the potential risk that viewing such property carries and advise all to proceed with caution and take necessary requirements to ensure their own safety whist viewing any lots offered. Viewings are conducted entirely at the potential buyers own risk, these properties are not owned or controlled by Town & Country Property Auctions and the auctioneers will not be held liable for loss or injury caused while viewing or accessing the lot. Due to the nature of some auction properties, electricity may not be turned on, therefore viewing times are restricted. Viewers will need to bring their own lighting/ ladders if wanting to inspect cupboards, cellars and roof spaces. Some viewings are carried out by third party agents and we will endeavour to give appropriate notice should the published viewing time change. Town & Country Property Auctions will not be liable for any costs or losses incurred due to viewing cancellations or no shows.
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