Canisbay, Wick, KW1
Scotland
£175,000
Listed on 01/10/2026
Listed on 01/10/2026
The listing
Property details
Bedrooms
3Type
Detached VillaFeatures
- Garden
- Parking
Description
This registered croft extends to approximately 3.2 acres and includes a three-bedroom detached house above Gills Bay harbour, with views across the Pentland Firth towards Stroma and the Orkney Isles. The ground floor has an entrance porch, hallway, living room with an open fire, kitchen/diner, bathroom and bedroom. Upstairs are two further double bedrooms and an additional room that may suit conversion to a fourth bedroom or bathroom, subject to the necessary consents.
The property is described as requiring modernisation. Heating is by electric radiators, and the windows and doors are uPVC. Outside are open and enclosed garden areas, a small driveway providing off-road parking, and a detached stone outbuilding. The listing notes space for a garage or other development, subject to suitable planning consent. The fitted floor coverings, curtains and blinds are included.
The rural setting is close to John O’Groats, with Wick and Thurso around 25 minutes’ drive away. Gills Bay has a passenger ferry service to Orkney. The property is offered with no onward chain.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
48out of 100
Grade ELow opportunity
Confidence: LOW
This is a distinctive coastal project: a detached three-bedroom house above Gills Bay, with open sea views, around 3.2 acres of croft ground and a substantial stone outbuilding. The house appears standing, while the dated finishes, worn or unfinished floors in several rooms and unfinished loft space offer a clear scope for modernisation; the kitchen and bathroom are also ready for updating. The stated renovation range is £30,000–£55,000. The loft and outbuilding may add interest, but their suitability and condition need checking, and any conversion or further development would be subject to the relevant consents.
At £175,000, the score is 48/100 (E, Low Opportunity). Floor area is missing, so value against local £/sqf cannot yet be judged; the overall score also reflects that the economics and location are only moderately rated. The views, land and outbuilding give this project a particularly strong sense of place, but the figures do not establish its eventual value after improvement.
Key opportunities
- Modernise the dated interiors, including the kitchen and bathroom, and renew worn or unfinished floors across several rooms.
- Explore the unfinished loft space as a possible additional room, subject to suitability and planning consent.
- Make the most of the coastal setting, croft ground and detached stone outbuilding, whose condition and potential use warrant inspection.
Key risks
- The stone outbuilding is weathered, and its roof and fabric need closer inspection.
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Finance
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£661
Based on a loan of £131,250 over 30 years at 4.45% interest
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