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Attractive 9-bedroom Guest House Set In Inverness For Sale

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

• Substantial and attractive Victorian Villa trading on a bed and breakfast basis, located within walking distance of Inverness city centre.

• Recently renovated and refurbished, this property is presented to the market in walk in condition.

• Accommodation comprises, 9 generously sized, modern and attractive, en-suite bedrooms and large, bright breakfast room.

• Private, 3-bedroom owners' accommodation with large dining kitchen, lounge and family bathroom.

• Attractive garden grounds and large private car park for guests and owners use.

Property Information



Living Accommodation:

A most attractive feature of this sale is the extensive, self-contained private family accommodation. Comprising of an additional 3 bedrooms, The Coo’s offers expansive owners’ dwellings which are rarely seen in a property of this type. The master bedroom is large with en suite shower room and mirrored fitted wardrobes. There are a further two double rooms and family bathroom in the owner’s private area. There is a family lounge /conservatory set to soft furnishings with patio doors leading to the garden. The business has a good-sized open plan kitchen dining area with a range of modern appliances and double aspect windows allowing sunlight to fill the room. This large kitchen with ample worktops is most adequate for family and trading needs. Ample additional storage is located throughout.


Inverness centre is but a short walk from The Coo’s, meaning it is ideally situated for those either visiting or working in the City or for guests wishing to walk to the nearby castle, shops, restaurants, etc. Inverness has extensive facilities for visitors boasting two golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland’s medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie’s final futile attempt to gain the throne in 1746.

Whether it is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, The Coo’s Guest House is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. Inverness is a vibrant and expanding City which provides ongoing opportunities in both commerce and social activities. Such growth benefits established hospitality businesses and ensure a year-round trade. The wider area proves highly popular with golfers, anglers, ornithologists and naturalists; tourism is a key business driver. Inverness has a full range of social and welfare facilities associated with a small city. Both primary and secondary schooling is available locally. Medical and dental facilities are also close by.

Premises Details:

The Coos Guest House is a substantial Victorian villa dating back to the early 1900s, with later extensions. Purchased by the current owners in 2018, the house was in need of significant renovation and refurbishment which the sellers undertook over a period of months, this included rewiring the property and installing a new heating system. Where possible original features were retained and there is some intricate cornicing, adding to the charm of this extensive property.

The business enjoys an excellent trading location a few minutes’ walk from the city centre and is close to a range of restaurants, bars and entertainment venues such as Eden Court Theatre. Opening the house to guests in 2019 the business enjoyed a very successful first season, and had in a very short time gained an excellent reputation, as evidenced by the reviews on Trip advisor and Trading with 9 large, modern en-suite letting bedrooms on a simple bed and breakfast model, the business certainly provides significant earning potential.

The owners accommodation is also a very attractive feature, and of a size rarely seen in guest houses of this stature. Comprising of three family bedrooms, a large dining kitchen and lounge, this area to the rear of the property is self-contained, with access to the garden patio area. The Coos is presented to the market in walk-in condition and offers a prestigious property and excellent home and income opportunity.

The business is owner operated, with the help of one part-time staff member. In 2019 the business traded between the months of April and October producing turnover in the region of £150,000, enjoying an average occupancy in the summer months of around 95%. Bookings are taken utilising the freetobook platform on their own website and bolstered by the use of portal websites such as and Expedia when required. Trading on a bed and breakfast basis only, this easy-to-operate business offers a simple operating model with the potential to generate a high profitability.

The subjects comprise a detached two storey and attic Victorian Villa built in the early 1900’s. The building was added to in the 1990s by way of a one and a half story extension. Of stone construction, with a slate roof, incorporating dormer windows. The extension walls are of standard masonry construction with a harled finish under a pitched slate clad roof.

From a prominent trading position, the property is well sign posted and easy to locate. The guest, and main entrance, to the house is via a substantial outer door leading to a tiled vestibule and then onto a spacious reception hallway brimming with character. This attractive area is well laid out to welcome guests and displays many original Victorian features such as decorative cornicing and high ceilings. To the rear of the reception is a breakfast room set to tables and chairs and conveniently located with access through to the kitchen allowing for convenient food provision.

In total the guest house has 9 tastefully finished and comfortable letting bedrooms, each with a newly fitted en-suite. All rooms have been fully refurbished in 2019 and are presented in immaculate condition, effortlessly blending traditional style and modern facilities. Each room comes with Smart TV, ample storage, additional seating, hair dryer and full hospitality trays. 3 rooms are situated on the ground floor and are suitable for less able guests. The rooms are configured as follows -

Ground Floor
Inverness - Deluxe double with king sized bed and en-suite shower room
Isle of Skye - Deluxe double with king sized bed and en-suite shower room
Loch Ness - Double room with king sized bed en-suite shower room

First Floor
Glenfinnan Viaduct - Family room (King sized bed plus 2 single beds) with en-suite shower room
Glencoe - Twin room with en suite shower
John O Groats -Twin room with en suite shower
Black Isle - Double room with en-suite shower
Eilean Donan - Double room with en-suite shower
North Coast 500 - Single room with en-suite shower

Accessed via street level, offering prominent signage and walled frontage, the business is accessed through a small gated pathway and a well-maintained garden to the front. A private garden area is situated to the rear of the property and is mainly laid to gravel and patio stones, with feature pond and rotary washing line. Within this area is a large shed providing storage and workshop facilities. A superb aspect of The Coo’s is the spacious private parking for up to 8 vehicles within the subjects, this is an attractive feature in a city center property.

The property benefits from mains electricity, gas, water and drainage. The Coo’s is fully compliant with extant fire regulations, with new fire doors and systems installed in 2019. The house benefits from gas central heating, with a new boiler with fully rewired electrics. The property has Wi-Fi throughout and is fully double glazed.

Business Operation

Reasons for selling:

The present owners purchased The Coo’s Guest House in 2018. After a very successful first trading season they have reluctantly placed the business on the market due to a change of personal circumstances, resulting in a need to relocate.

Other Information

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