Office for sale

  1. Property photo 1 of 26.
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Office for sale

Units 1, 2 And 3, Morefield Industrial Estate, Ullapool IV26

Local area information

Property location

Nearby amenities

  • Ullapool Primary School 0.6 miles
  • Ullapool High School 0.6 miles
  • Ullapool Ferry Terminal 0.8 miles
  • Altnaharrie Ferry Landing 1.5 miles

These distances are calculated in a straight line. The actual route and distance may vary.

Features and description

• Bespoke, modern industrial units, located in the attractive town of Ullapool, on the popular North Coast 500 route.

• Accommodation comprises, three units, two of which are leased and unit 3 which is offered with vacant possession, offering a mix of warehouse, workshop, storage and office space.

• Planning permission and building warrant is in place to create two separate flats within Unit 3, offering flexible accommodation.

• Sold as seen offering new owners' scope to complete the works to their own requirements.

• Attractive garden grounds, natural pond, secure site and ample parking.

Only by viewing can prospective purchasers appreciate the scope of the property on offer and obtain a full understanding of the facilities provided. The property was built in 2006, and offered prestigious workshop facilities, modern office space, and generous storage as well as an attractive glass fronted exterior. In 2019 the property commenced a major refit, introducing the two flats, and further renovations within the building. At time of writing the work is close to completion, but is being sold as seen and new owners will need to finalise the project and final sign off with the local authority. A copy of the building warrant and plans are available from the selling agent.

Units one and two are tenanted and a formal lease is in place on a rolling basis. Unit 3 is offered with vacant possession. The sale of these units represents an excellent opportunity for new owners to establish themselves in this popular town. The size and flexibility of the space on offer provides an opportunity for various types of businesses to take possession and utilise for their own purpose.

Over the last few years, the current owner has invested extensively in the property, bringing the accommodation up to a high level. The properties have recently benefited from new heat pumps.

Reason for sale
Having built the property in 2006 and traded successfully from this location for many years, the owners have now retired, and decided to sell on the units.

The Units are located just off the A835 in Morefield Industrial Park, which is located only a short walk from the town centre. Ullapool is on the North Coast 500 Tourist Route as well as being a centre for walking / climbing holidays, water sports, fishing, games sports etc. Others partake in more leisurely excursions of the many sites of historical interest or just taking in the array of natural landscapes. Visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay.

The property is easily accessible located just off the A835, and the signage is excellent. The North West Coast of Scotland attracts a large number of visitors and Ullapool makes a perfect base from which visitors can continue their odyssey of the broader Highland region. Ullapool has a strong sense of community, with schools, golf courses and social and welfare facilities. Inverness, the Capital of the Highlands, is a 60-minute drive away with a full range of services associated with a modern thriving City including an airport and main line railway station.

The property

units 1 and 2
Units 1 and 2 are currently used as a storage and distribution warehouse and are constructed with insulated metal profile sheets, supported by a 6 bay steel frame. The property has a concrete slab with underfloor heating served by a dedicated heat pump. There is around 5.9m clear to the underside of the highest purlins and around 4.5m clear to the underside of the lowest purlins near the eaves.

The floor area of the property is about 183m² (1970ft²) with a mezzanine at approx. 37m² (394ft²).

The property has a large roller shutter door which is approximately 4m W by 3.5m H. The users of the warehouse have a separate access door. Within the building there is one bay where a timber mezzanine has been fitted, which the current occupiers use as an office.

There is a second roller shutter which provides direct access into unit 3, this is currently locked within unit 2 and blocked off on the unit 3 side, so it would be fairly simple to reactivate if desired.

Units 1 and 2 - trade
Units 1 and 2 are currently being leased at a rate of £1450/month. This rental represents around a 14% ROI. The rent agreement is a full repairing and maintaining on a rolling basis with 2 months' notice to terminate. Full details of the lease are available.

Units 1 and 2 - grounds
Car parking is available to the front of the unit, as is access to the roller shutter door. Adjacent to the unit is a large metal shipping container which is also included within the sale. To the rear of the building there an area of hard standing, measuring approximately 3.9m x 22.0m.

Unit 3
Unit 3 was built as a workshop with office accommodation in 2006. The main entry to the building is very picturesque, being accessed via a timber deck over a tree lined and naturalised pond. This makes a very attractive first impression as you approach the double height glass reception area. Once in the building, behind reception there is a cellular office and meeting room accommodation on the ground floor, to the left-hand side, there is an open, free standing metal stair leading to the first-floor open plan office with a further private enclosed large office in one corner.

The left hand end of the building provides double height storage and workshop space.

The total floor area of the property is about 900m² (9682ft²) and split as follows.
Ground Floor - Office 218 m² (2347 ft²).
Ground Floor - Workshop 280 m² (3015 ft²).
First Floor - Flat 183 m² (1973 ft²).
First Floor - Office 200 m² (2347 ft²).

Unit 3 - office area
The office areas are complete with fresh modern furniture, comprising desks, adjustable chairs, storage cabinets and meeting room table. The ground floor has a nice kitchen with breakfast bar surround, allowing staff to enjoy a quiet coffee break or small meeting in relaxed surroundings. There are 2 generous offices with views over the rear garden area and a further meeting room. Within the core of the building there are first-rate welfare facilities, these consist of a female toilet - 2 cubicles, male toilet and accessible toilet with shower.

The office first floor area has planning permission to be converted into living accommodation, this work is yet to be completed, allowing the new owners to stamp their own mark on how they would like to see this finalised. The proposed flat consists of an open plan lounge / kitchen / dining area, master double bedroom with shower ensuite and 2 double bedrooms sharing a bathroom. The current arrangement comprises an open plan office with one enclosed substantial office.

Unit 3 - workshop area
This unit has a large double height bay adjacent to a large up and over panel door which is approximately 4m W by 4.1m H. The double bay is surrounded to both sides and to the rear by a single height space, with steel frame 1st floor above. The users of the warehouse have a separate access door. The unit comes complete with a forked lift truck.

Unit 3 - flat area
A flat has been installed on the 1st floor adjacent to the workshop area. The flat consists of a lounge, kitchen, shower room and 2 bedrooms. This has been finished to a good level.

Unit 3 - trade
The unit is non-trading at this point.

Unit 3 - grounds
To the rear of the building there is a landscaped area, to which picnic tables could be added, adding to the amenities of working within this property. To the rear of the building there is a strip of land to allow maintenance.

Infront of the access to the workshop there is an area of hard standing, measuring approximately 10.5m x 14.5m.

The main access to the building is through a car park shared with units 1 and 2. From the car park there is a timber decked route to the front door.

The property benefits from mains electricity, water and drainage. The building is heated by heat pump central heating systems throughout, one unit dedicated to units 1 and 2. And two units are dedicated to unit 3. The property is double glazed and has a functional fire alarm.

Business development options
There are a number of development options available to the purchaser that could be considered should they wish, these might include:
• Retain the first-floor office accommodation and agree a change to the current planning permission. The vendors architects are happy to assist tidy up any adjustments to the current planning permission.
• This property could provide a regional corporate headquarters to a multi-national company who routinely need to have staff working from another office, the in-house facility to facilitate those people who may need overnight accommodation.

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