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Attractive 8-bedroom Hotel In A Stunning Coastal Location For Sale

Aultbea, Highland, UK
Asking Price:
Available on request
Net Profit:
Available on request

• Modern Highland hotel in an excellent loch-side trading location within the scenic village of Aultbea, offering stunning coastal views.

• A substantial property in a prominent location on the North Coast 500 tourist route.

• Historically trading seasonally (March – November) generating excellent and sustainable turnover; currently non-trading, though some historic figures are available.

• Stunning public spaces and superb service areas able to support a high level of trade.

• 8 most comfortable en-suite letting bedrooms plus additional staff / owners’ accommodation.

• Attractive grounds with external seating area plus off-road parking.

Property Information



Living Accommodation:

A private stairway to the second floor provides access to self-contained owner’s accommodation. This comprises of two bedrooms and a private shower-room. These rooms have coombed ceilings and Velux windows.


The West Coast of Scotland is famous for its mild micro-climate and the unspoilt countryside and traditional communities make this area popular with those seeking a change of lifestyle. The surrounds of Aultbea and nearby countryside which include the Torridon Mountains, still offer some of the finest field sports in Scotland as they have historically, particularly for trout / salmon fishing and deer stalking. The coast is famous for its sailing, while inland, mountains and moorlands offer spectacular scenery, hill walking, climbing and trout fishing on the hill lochs. Nearby is the National Trust for Scotland Inverewe Gardens, a 50-acre garden of specimen plants.

The stunning coastline with sheltered sandy beaches and island views, plus spectacular countryside and rugged mountains are a major draw to visitors, making the area highly popular with those seeking a relaxing holiday in the Scottish Highlands. There is also a NATO facility in the area which provides a steady stream of custom for the hotel. Such are these enduring attributes that The Aultbea Hotel enjoys a loyal client base and a good level of repeat bookings.

Aultbea lies along the west shore of Loch Ewe and benefits from a shop, post office, doctor’s surgery and garage. The community is friendly and welcoming. There is a primary school at Bualnaluib, one mile from Aultbea, and secondary schooling is available in Gairloch about 12 miles away with a free bus service for children to and from school. Further shops and amenities are available in Ullapool and Dingwall. Inverness, just over an hour away, has all the facilities of a major city including its airport with regular flights to the south and Europe.

Premises Details:

The Aultbea Hotel is a traditional Victorian hotel that has been modernised in recent years. This significant establishment dates from c1860 and was originally built as a hunting lodge. Set in a stunning trading location with a commanding coastal presence in scenic Wester Ross, on the shores of beautiful Loch Ewe. Situated on the North Coast 500 tourist route, the hotel offers an ideal base from which to explore the North West Highlands. Sitting within an area of outstanding natural beauty where rugged mountains meet expansive lochs, the location draws thousands of visitors each year boosting a high level of trading activity. The stunning coastal location is ever-popular with those undertaking an odyssey of the Highlands and the hotel offers excellent quality of service and comfort. Historically, the Aultbea Hotel was a thriving business in every respect.

Enjoying a key roadside location in the popular village of Aultbea, the hotel is an excellent example of the merging of traditional values with modern day comforts and facilities. The impressive exterior of the property is testament to its Victorian roots and likewise, open fires, high ceilings, attractive cornicing and characterful natural wood finishes are evident throughout the interior of the building. The sale is offered as seen with no guarantees being provided regarding the ample fixtures and fittings.

The Aultbea Hotel historically presents a sustainable business opportunity which traditionally operated seasonally from March to November, being closed for the 4 core winter months. New owners may wish to open year-round and trade to a higher level. The business offers a welcoming resident’s lounge with comfortable seating, exposed floorboards and a living flame fire. The hotel provides a wide range of dining options. The restaurant is a must for more intimate dining and has a desirable ambience with attractive lighting, a smart fireplace and views overlooking tidal Loch Ewe with its beautiful sunsets, otters, seals and numerous sea-birds. This bright and spacious area proves particularly popular with passing trade and opens out into the garden patio which has bench seating, immediately overlooking the foreshore. The Convoy Tavern previously offered less formal, bistro style dining and a spacious lounge bar. Restaurant trade and wet sales were supported by visitors staying on-site in the letting bedrooms plus those from the neighbouring self-catering and bed and breakfast businesses etc.

In addition to excellent catering options, the hotel enjoyed significant income from accommodation bookings driven by 8 most comfortable en-suite letting bedrooms, all of which benefit from modern en-suite facilities. As it presently stands the hotel achieves a successful and sympathetic combination of traditional character with excellent modern-day comforts which appeal to many discerning customers.

The hotel traditionally benefitted from a great number of repeat visitors plus a high level of occupancy throughout each trading year. This successful business would ideally suit experienced or highly motivated operators who could bring their imagination, flair and energy to bring new life back into the property.

For the avoidance of doubt, the historic website will not transfer with the sale.

The Aultbea Hotel is a detached property of traditional construction dating back to 1860. A Victorian property, stone built under largely a pitched slate roof, the hotel has accommodation arranged over 3 levels. There is a single storey extension under a pitched corrugated metal roof.

The Aultbea has been vacant for two years, as such, there are signs of wear and tear to be expected in line with a building which has been unoccupied for this length of time. Notwithstanding the time the property has been vacant it appears in reasonable condition and has weathered well with little sign of water ingress, damp or significant deterioration. Images below show some areas of the property in its current state;

The main hotel entry faces the main road, a partially glazed outer door opens into the entrance hallway benefitting from a fully tiled floor. To the left is the bright restaurant which benefits from an ’L’ shape configuration and can seat up to 42 covers whilst enjoying an exceptional seaward panorama. Straight ahead is the main reception desk which is conveniently located, with a substantial office to the rear. To the right, off the reception hallway, is the most comfortable residents lounge complete with exposed wooden floor, living flame gas fire inset into a stone hearth, original cornicing, ceiling rose and deep faced skirtings. Further along the reception hallway is a second entrance to the restaurant with its exposed stone walls, modern decoration plus characterful stone fireplace. Exposed wooden flooring and lighting levels present this impressive room to great effect.

The main corridor leads to the Convoy Tavern which also seats around 42 covers. The prominent and bar servery is well-appointed with refrigeration units and has a shelved gantry. The bar can be accessed by its own separate entrance transiting through the main hotel. The bar has a wood burning stove. Off the reception hallway the main stairwell leads upstairs to the hotels guest bedrooms.

The hotel has 8 most comfortable en-suite letting bedrooms which are well-appointed and very comfortable with modern facilities. Rooms have central heating, tea/coffee making facilities and televisions. Deluxe bedrooms feature views over Loch Ewe and jacuzzi baths. Rooms are configured to:

Room 1 - Double with en-suite shower room
Room 2 - Double with en-suite shower room
Room 3 - Superior super-king/twin with en-suite bath with shower over
Room 4 - Double with en-suite bath with shower over
Room 5 - Super-king/twin with en-suite bath with shower over
Room 6 - Super-king/twin with en-suite bath with shower over
Room 7 - Single with en-suite
Room 8 - Superior super-king/twin with en-suite bath with shower over

The business has a well-appointed kitchen with modern appliances and an array of stainless-steel work surfaces. There is an extraction unit above the main cooking area. There is also a further pot-wash and food preparation area. The bar cellar sits to the rear of the bar which provides ease of operation plus has a door to the outside offering accessibility for deliveries. There is also a lockable spirit store. There are a range of utility and storage rooms on the ground floor. A further laundry found on the mezzanine landing is fitted with both washing machines and dryers. There is adequate storage throughout.

The area to the front of the hotel is laid to tarmacadam and provides off-road parking for up to 12 cars, this is supplemented by additional private parking at the opposite end of the building by the Convoy Tavern. The area between the hotel and the foreshore is laid to grass with a slabbed area forming a popular patio adjacent to the restaurant. During the summer there is external bench seating for guests to enjoy alfresco dining.

The hotel benefits from mains electricity, water supply and drainage. Oil-fired central heating provides hot water and heating. Cooking utilises LPG gas. The hotel has a fire alarm system. The property is mainly double glazed. No testing, certificates or warranties are offered by the seller as to the effectiveness of any aspect of the services on-site including heating electrical or plumbing systems.

Other Information

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