Karrawa Guest House, Inganess Road, Kirkwall, KW15 1SP

Offers Over £595,000



Main Main
Ground floor
First floor

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> Overview

Karrawa Guest House is a highly successful & unique family run business conveniently situated in Kirkwall with superb online presence and reviews, currently operating 12 months a year, providing a fantastic home and lifestyle opportunity/career change.

There are six well-appointed En-Suite Guest Rooms, a Reception Area, Hallway with ample storage and a spacious Conservatory Breakfast Room in one wing of the substantial property with 2-4 Bedroom owners’ accommodation having its own private entrance.

Each of the well-appointed Guest Bedrooms stands in excellent decorative order. There are three double, two twin and one family rooms, three of which are on the ground floor and three are on the first floor. The large, north-east facing, breakfast room has windows along one side flooding the room with morning light.

Owners & Guest accommodation are completely separate connected only through the Kitchen which is conveniently located close to the breakfast room.

The spacious owners’ accommodation also includes a generous Living Room with Dining area with feature multifuel stove and large windows looking out onto the sheltered, private garden & patio.

There is an Entrance Porch/Store, and a large Utility Room which leads to a Studio/Store. Access to a private drying area from the Utility room via back door also. Additionally, on the ground floor is the Hallway, Master Bedroom (Bedroom1) which has a walk-in wardrobe, and a Nursery/Bedroom 4 which is accessed from Bedroom 1, Office/Bedroom 3 and Family Bathroom along with four large storage cupboards Bedroom 2 along with Shower Room are situated on the first floor along with a spacious cupboard accessed from the landing.

Karrawa has oil-fired central heating throughout with Velux and UPVC framed double glazed windrows: the owners’ accommodation features oak finishings in some rooms.

The grounds include a large tarmacked driveway/guest parking with extra wide parking spaces. There is a sheltered Guest Patio and lawn with raised flower beds and established trees to the front as well as additional ramp access to the Guest House via the fire escape. Lastly, there is a sheltered private garden & patio to the rear with has recently been completed with 1 large garden shed and 1 wood store shed.

> Description



4.44m x 3.55m (14' 9" x 11' 10")
UPVC framed front door with double glazed panel, matching side panel, radiator, reception desk, door into hall leading to accommodation, glazed doors into breakfast room.
Breakfast room

Breakfast room

6.27m x 4.65m (20' 10" x 15' 6")
UPVC framed double glazed windows on 2 sides, matching exterior double doors, partly polycarbonate roof, ceramic tiled floor, storage cupboards and large work top surface.


4.63m x 1.92m (15' 5" x 6' 4")
Plus 4.17m x 2.05m. UPVC framed fire escape door, doors into kitchen and guest bedrooms 1 – 3, stairs to first floor, under stairs storage space.
Bedroom 1

Bedroom 1

3.54m x 3.03m (11' 9" x 10' 1")
Window, radiator, fitted wardrobe, vanity unit.
Bedroom 1  en-suite

Bedroom 1 en-suite

2.1m x 1.3m (6' 11" x 4' 3")
max. – Window, W.C., wash hand basin, shower cubicle, heated towel rail.
Bedroom 2

Bedroom 2

3.55m x 3.4m (11' 10" x 11' 4")
Window, radiator, built-in wardrobe.
Bedroom 2  en-suite

Bedroom 2 en-suite

2.5m x 2.1m (8' 4" x 6' 11")
Window, W.C., wash hand basin, walk-in shower cubicle, heated towel rail.
Bedroom 3

Bedroom 3

4.48m x 3.58m (14' 11" x 11' 11")
Window, radiator, fitted wardrobe.
Bedroom 3  en-suite

Bedroom 3 en-suite

2.5m x 2.25m (8' 4" x 7' 6")
Window, walk-in shower cubicle, W.C., wash hand basin, heated towel rail.


3.5m x 0.83m (11' 8" x 2' 9")
Plus 3.7m x 0.9m - ‘L’ shaped, Velux window, 2 built-in cupboards.
Bedroom 4

Bedroom 4

4.3m x 3.5m (14' 4" x 11' 8")
Dormer window, radiator, fitted wardrobe.
Bedroom 4 en-suite

Bedroom 4 en-suite

2.08m x 2m (6' 11" x 6' 8")
Velux window, shower cubicle, W.C., wash hand basin, heated towel rail.
Bedroom 5

Bedroom 5

3.58m x 3.52m (11' 11" x 11' 8")
Dormer window, radiator, vanity unit, built-in wardrobe.
Bedroom 5

Bedroom 5 en-suite

1.62m x 2m (5' 4" x 6' 8")
Velux window, shower cubicle, W.C., wash hand basin, radiator.
Bedroom 6

Bedroom 6

4.3m x 4m (14' 4" x 13' 4")
Window, radiator, built-in wardrobe.
Bedroom 6 en-suite

Bedroom 6 en-suite

2.2m x 1.96m (7' 4" x 6' 6")
UPVC Velux window, shower cubicle, W.C., wash hand basin, heated towel rail.

Owners Dwelling - Entrance

1.87m x 1.65m (6' 2" x 5' 6")
Wooden front door with glazed panel, matching side panels, built-in cupboard, door into utility room, glazed door into hall.
Owners Dwelling - Hall


2.7m x 1.28m (9' x 4' 3")
Plus 5.45m x 1.76m – ‘T’ shaped, radiator, cupboard housing hot water system, built-in shelved cupboard, stairs to first floor, 2 cupboards beneath staircase.
Living room

Living room

6.2m x 1.28m (20' 7" x 4' 3")
Plus 2.1m x 1.5m – Large Conservatory windows, radiator, feature multi fuel stove, uPVC framed exterior door leading to private rear garden/ patio area.
Office / bedroom 3

Office / Bedroom 3

3.5m x 2.77m (11' 8" x 9' 2")
Window, radiator, large fitted shelved cupboard, wooden flooring.


6.7m x 2.9m (22' 4" x 9' 8")
Window, fitted base and wall cupboards, breakfast bar, plumbing for 2 dishwashers, Quooker hot tap, Induction Rangemaster cooker and extractor fan.

Utility room

3.5m x 3m (11' 8" x 10')
Wooden exterior door, window, oil central heating system, plumbing for 2 washing machines, clothes pulleys, built-in cupboard.


3m x 3m (10' x 10')
UPVC framed large double glazed patio style door.


2.65m x 2.55m (8' 10" x 8' 6")
Window, bath, W.C., wash hand basin, heated towel rail, former shower base – not in use.
Bedroom 1

Bedroom 1

3.8m x 3.72m (12' 8" x 12' 4")
Window, radiator, alcove with vanity unit, walk-in wardrobe.
Nursery / bedroom 4

Nursery / Bedroom 4

2.9m x 2.88m (9' 8" x 9' 7")


3.5m x 2m (11' 8" x 6' 8")
UPVC Velux window, large built-in cupboard.
Shower room

Shower room

2.67m x 1.4m (8' 10" x 4' 8")
UPVC Velux window, W.C., wash hand basin, shower cubicle, heated towel rail.
Bedroom 2

Bedroom 2

3.56m x 3.5m (11' 10" x 11' 8")
Dormer window, Velux window, radiator.
Car park

Garden and outside space

0m x 0m (0' x 0')
Andrew Bonner - Lows Orkney
Contact me to discuss this property
Andrew Bonner
Property team
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Email: Andrew Bonner
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