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Charming 5-Bedroom Bed And Breakfast In Fort Augustus For Sale

Fort Augustus, Highland, UK
Asking Price:
Available on request
Net Profit:
Available on request

• Established and charming bed and breakfast business within the idyllic Great Glen village of Fort Augustus.

• Excellent and prominent trading location on the A82, Inverness to Fort William route, providing a quality of life business opportunity.

• Extremely well-presented 5 letting bedroom establishment trading on a seasonal basis with some business development potential.

• One-bedroom owner’s accommodation and spacious grounds extending 0.4 of an acre.

Property Information



Living Accommodation:

The property benefits from attractive owners’ accommodation with a spacious private lounge and dining area situated on the ground floor. This comfortable area has double-aspect windows offering views to the front and side of the property across farmland towards the hills beyond. This bright and airy room benefits from an attractive wood-surround solid fuel fire. Located on first floor is a large double bedroom plus dressing area with modern en-suite facilities. The bedroom has built-in wardrobes with glass panelled doors.


Fort Augustus is a historic and popular tourist destination enjoying a strong trading location in the Great Glen, on the arterial A82, famed for its popular lock system on the Caledonian Canal which feeds into Loch Ness. Corrie Liath is strategically positioned along the Great Glen way used by cyclists and walkers, the South Loch Ness walking trail and the Corrieyairack Pass. Many of those undertaking the John O’Groats to Lands’ End challenge pass through the village on their mammoth adventure. These activities generate a high footfall for many hospitality businesses within the village. The Caledonian Canal with its magnificent Locks sits central to the village, running parallel to the beautiful River Oich, close to its meeting with Loch Ness itself. During the peak season a great many holiday makers take boat trips along Loch Ness commencing their odyssey from the village. Such is the scenic beauty of the area and the world-renowned Loch Ness that it attracts huge numbers of tourists annually. Whether visitors hope to spot “Nessie” in the mystic waters of Loch Ness, chose to visit a castle, historic battlefield or distillery, Fort Augustus provides an ideal base. Whilst the Ness waterway system offers great sport for sailing, angling and water sports enthusiasts; golfers, walkers and cyclists are also amply provided for in the local area. Not surprisingly, ornithologists and naturalists find numerous attractions in the scenic Highland countryside. In such an enviable setting, with good schools, shops, banking, social and leisure facilities, the sale of Corrie Liath represents a potentially excellent all-round lifestyle opportunity.

Premises Details:

The Corrie Liath is a good quality bed and breakfast within a highly attractive modern property in a semi-rural position on the edge of the tranquil Highland village of Fort Augustus. The property has stunning hill views to its front with the Caledonian Canal to its rear. The internal aspects of the property are well-presented providing a high degree of comfort and charm which is appreciated by guests. The building has been developed and maintained to a high standard bringing this attractive property to the market in walk-in condition. The property has 5 attractive letting rooms and has spacious owner’s accommodation combining to make this a highly desirable lifestyle business and home proposition. The building is of generous proportions, with good signage and is most welcoming from the outside. With a highly prominent roadside position, the property offers scope to generate a high level of trade development.

The vendors trade the business on a restricted basis both in terms of opening periods and the number of bedrooms; trading income is generated from 4 of the 5 letting bedrooms which all have en-suite or private bathrooms. The vendors trade the business from Easter to mid-September as a personal preference generating a turnover of around £45,000 producing a sound profit. The business appeals to a wide range of clientele from tradesmen / business travellers to the huge influx of tourists who visit Fort Augustus and the Great Glen in significant numbers during the main season. New operators could, if desired, trade all year-round and operate all rooms enhancing both turnover and profitability.

The business utilises it own website to market its service plus a number of portal websites are used to maximise occupancy. The bed and breakfast website has an automated booking system utilising the ‘freetobook’ platform. The business has a strong reputation as reflected on a number of websites.

This modern detached building is laid out over 2 floors under a pitched tiled roof and the subjects are fully double-glazed. The property dates from around 1990 and is presented in generally excellent condition.

Entry to the subjects is via tarmac driveway with parking onto gravel. Guests enter under a covered portico via a wooden door with some glazing into the reception hallway. Immediately the quality and comfort of this home and business is self-evident. The dining room is accessed from the hallway and is set to 4 tables to seat up to 10 guests. From the breakfast room patio doors lead to the rear garden where an array of birds is often observed whilst guests take breakfast. There is an area of smart decking and in the summer months clients have been known to take their breakfasts ‘al-fresco’. The guesthouse has 5 comfortable letting bedrooms which are configured as follows:

Ground Floor
Room 1 - small double room with private shower room
Room 2 - double room with en-suite shower room
Room 3 - twin room with en-suite shower.

First Floor
Room 4 - large double with en-suite shower
Room 5 - twin room with private shower room

The letting bedrooms can sleep a maximum of 10 guests, albeit Room 4 could be used as a family room if so desired. All bedrooms are bright and airy with attractive modern furniture with well-presented tiled en-suite or private shower rooms. In-room facilities include a hairdryer, TV with DVD player, hospitality tray and complimentary toiletries. Free WiFi is available throughout the house.

The business benefits from a good-sized well-appointed bright and modern kitchen proving excellent wall and floor-mounted units with ample work spaces. The kitchen has fitted appliances and plenty of storage. A spacious utility room provides excellent room for laundry and general storage; there is good space for a washing machine and tumble dryer. Both these service areas are excellently presented being tiled throughout.

The subjects extend to approximately 0.4 of an acre. Access off the main A82 is via a tarmac drive to a gravel parking area; in total the grounds can accommodate up to 6 cars. The grounds, mainly laid to grass, trees and some shrubs, are well maintained, providing a good level of amenity space. Within the garden the present owners take advantage of the many varieties of fruit trees and bushes producing their own home-made preserves. The amenity space benefits from a large decking area plus there is a most attractive wood BBQ hut which seats up to 15 people and proves popular with both the vendors and guests alike as an area to watch birds and wildlife. The grounds have sufficient space to be considered for further development. There are also a number of wooden sheds.

The subjects benefit from mains electricity, water and drainage. Electric is used for cooking. With oil fired central heating and double-glazing throughout the property is very warm and welcoming. The property is fully fire compliant. The business has wifi.

Business Operation

Reasons for selling:

The current owners purchased the Corrie Liath in 2009 and have successfully traded it since that time. It is due to their desire to retire that brings the property to the market in excellent order with the capacity to support a sound bed and breakfast business operation.

Other Information

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