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Attractive Bed And Breakfast In Easter Ross For Sale

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

Bed and breakfast business with 4 acres of land in the heart of beautiful rural Easter Ross; the business was previously leased and no trading accounts are available.

With vacant possession, this easy-to-operate home and income opportunity offers potential to develop glamping pod or other business, subject to consents.

Set within an attractive tourist location just off the North Coast 500 tourist route 35 minutes North of Inverness, capital of the Highlands.

5-bedroom property, historically trading 4 en-suite / private facility letting bedrooms, the business is presented in good condition with all fixtures and fittings.

The property has a large private enclosed garden with extensive out-buildings and huge development potential.

Property Information



Living Accommodation:

The owner’s accommodation includes the double en-suite bedroom, a large lounge and the kitchen listed above.


Roag House Bed and Breakfast is ideally situated within an area which is considered a very attractive tourist destination during the summer season. With long sandy beaches and a most attractive harbour at Portmahomack and Balintore, the region attracts both long-term visitors and day trippers as the region is renowned for its own geo-climate and unusually high levels of sunlight. The area has a number of visitor attractions including the Discovery Centre Pictish Museum, Tarbetness Lighthouse, dolphin trips, the 12th Century Fearn Abbey, Tain Pottery, Anta Pottery, Glenmorangie distillery, and Dunrobin House to name a few. It is also a a magnet for water sports enthusiasts with its sheltered open waters. For sports enthusiasts there is an ample array of fishing, field sports, outdoor activity and golfing venues. For the dedicated golfer there are a number of outstanding quality golf courses within the immediate area, the most famous being Royal Dornoch and the Championship course at Tain plus there is a 9-hole Golf Course at Portmahomack. The courses at Nairn and Castle Stuart are but a relatively short drive away. Roag House is well located for exploring the wider Highland region and taking in its many natural attractions. Inverness, Culloden Battlefield and Loch Ness are all within a 45-minute drive. Outdoor pursuits such as bird and nature watching also draw a great many visitors to the area who take advantage of the abundance of wildlife. Within the Cromarty Firth seals, minke whales and dolphins are readily observed and are a great attraction.

The area around Fearn has a strong farming tradition with some light and heavy engineering in the area associated with the oil and gas industry. The influx of workers for oil and renewable industries makes this part of Ross-shire a vibrant business location. Fearn is close to the newly revitalized Nigg fabrication yard and a short drive to the busy A9; the arterial route from Inverness to Thurso. The local town Tain has good rail links with an excellent range of shops and amenities etc. for visitors and residents alike. Tain also has a full range of education facilities with Fearn having a primary school.

Premises Details:

roag house bed and breakfast is a modern property dating from the early 1970s which has operated until recently as a 4-bedroom holiday accommodation business. Previously operating on a traditional bed and breakfast basis, roag house offers spacious owners’ accommodation and tremendous development potential in a beautiful rural setting. Located in one of the safest and beautiful locations in the highlands, this business offers an easy to operate home and lifestyle trading opportunity. The subjects form a two-storey property with a spacious enclosed garden and 4 acres of development / agricultural land which would be ideal for keeping animals or developing out further accommodation aspects. The business is situated within an attractive tourist area near to the popular highland town of tain and a 35-minute drive north of inverness, capital of the highlands. Being just a few miles off the north coast 500 tourist route, making this a popular location for visitors during the main summer season.

This property is easily located and well signposted. Roag house bed and breakfast offers modern accommodation plus a large dining room. An attractive feature of the property is the spacious owners lounge and modern kitchen facilities. The property may suit someone looking for a development business wishing to start a self-catering business or alternatively, someone looking for a smaller business with somewhere to keep horses or other animals. Over recent years, the owner has maintained the property to a good standard.

the business generated its income from bed and breakfast clientele and in a popular area where other thriving hospitality businesses operate. The historic business operated utilising a number of portal websites such as visitscotland and to drive occupancy. Due to the business being leased, the vendor cannot provide any trading figures but given the historic popularity of the region as a tourist destination, the business should be able to generate a sound level of income. Turnover was also generated from business visitors to the locality. In the region there is historically a shortage of letting accommodation during the height of the tourist season and therefore income levels are most sustainable. The business does not have its own website and this presents a business development opportunity, especially where an automated booking system, like freetobook is utilised.

The property
roag house bed and breakfast is an attractive 2-storey building dating from the 1970s. Of modern construction under a pitched tiled roof, the property is presented in generally good condition. The fixtures and fittings are included in the sale. Access to the property is via a street level floor upvc door which is accessed from the driveway from the front aspects. There is a separate side entrance and access to the garden is facilitated via patio doors.

Ground floor
a portico leads to the spacious hallway which provides access to all ground floor areas. There is a large laundry / general storage cupboard off the hallway.

Owners lounge
the owners lounge offers a flexible and large space with a double-aspect perspective with patio doors leading to the rear garden. With a feature sandstone fire place and gas fire place. This is a lovely family area.

Dining room
with windows offering views over the rear garden, this large and attractive room is set to 4 tables for breakfast.

this modern and well-appointed facility is large enough to cope with both family and guest needs. Set to the rear aspects overlooking the garden, this spacious kitchen has ample wall and floor mounted storage units plus a wide range of modern facilities including oven with hob, dish washer, washing machine, fridge etc. A door leads to a utility room and also the owner’s bedroom with en-suite shower room plus additional storage. From here a further door leads to the rear enclosed garden.

Owners’ bedroom
a double bedroom with ample storage and a modern shower room. Patio doors open to the front aspects.

Letting bedroom 4
a spacious single room with private bathroom facilities set across the reception hallway.

Bedroom 4 shower room
set to a two-piece facility with w.c. And wash hand basin plus a shower.

First floor
letting bedroom 1
a spacious twin bedroom with an en-suite shower room.

Letting bedroom 2
a double bedroom with en-suite bathroom with shower over bath.

Letting bedroom 3
situated to the front aspects of the property, this is a superior double room with feature en-suite bathroom including sunken bath and separate shower.

the frontage of the property has direct access to street level and has an attractive stone wall. The front is set to mainly lawns with two raised flower beds set to gravel. The driveway can accommodate 2 cars and there is off-road parking to the front for 3 additional cars. To the rear of the property is additional parking and this is where access is gained to the large garage and workshop. To the rear of the business is a spacious walled garden offering plenty of family amenity space. There is a spacious garage / out-building offering excellent workshop space or development subject to consents. A further attractive feature of this property is the 4 acres of flat land which could be developed out, subject to consents. The land could be used as a small holding or agricultural land.

the property benefits from mains electricity, water, and drainage. Central heating and hot water are from an oil-fired boiler. The building is fully double glazed. The property is fire compliant.

Business Operation

Reasons for selling:

The present owner purchased Roag House Bed and Breakfast in 2008. The property was leased until fairly recently. It is the vendors desire to reduce his property portfolio that brings this excellent, easy-to-operate business opportunity onto the market.

Other Information

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Contact Information

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