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Exceptional 6-bedroom Hotel In Inverness-shire For Sale

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

Highly desirable, 3-Star VisitScotland Highland hotel, offering a prestigious property in a stunning rural setting.

Charming and traditional hotel within a splendid location close to Inverness amidst breath-taking glens.

Trading year-round enjoying both local support and buoyant tourist trade making this a quintessential “home and income”, self-employment opportunity.

Includes a popular lounge bar, successful restaurant and 8 en-suite letting bedrooms, 2 of which are currently used by the owners.

Spacious and well-maintained grounds extending to about 1 acre with development potential subject to planning consents.

Property Information



Living Accommodation:

The current owners utilise 2 en-suite bedrooms on the first floor for their personal use as detailed above. Either or both of these rooms could be reinstated as letting accommodation should new owners wish.


The Cnoc Hotel nestles amidst some of Scotland’s most majestic scenery, adjacent to the meeting point of Strathglass and Strathfarrar, a sportsman’s dream, where deer forests and salmon rivers converge. The hotel is roughly equidistant from the popular town of Beauly to the north east and to west Cannich and the mighty Glen Affric. The local Glens and the nearby Glen Affric National Nature Reserve are a strong attraction to walkers and climbers alike. The area is a popular destination for many whether for fishing, stalking, golf, cycling or bird watching to name but a few local attractions. There is an RSPB centre a short drive away at Corrimony. In addition to outdoor and sporting pursuit’s breathtaking scenery, castles and numerous other historic sites lure a constant stream of visitors to the Scottish Highlands. The hotel is within a 20-minute drive of Loch Ness side and Urquhart Castle and a comfortable drive from Inverness, the Highland capital. Primary schooling is available locally, with secondary schooling in Drumnadrochit or Inverness. A full range of shops and services are located in Beauly.

Premises Details:

The Cnoc Hotel is a prestigious detached Victorian property benefitting from a most tranquil setting, in an elevated position with open garden grounds extending to about 1 acre. This charming hotel will appeal to the discerning buyer due to its character and charm plus its idyllic setting. The hotel is a well-known and long-established country house business enjoying a year-round operation, with the majority of trade occurring during the main tourist season (April to October). The subjects are substantial and spacious offering guests an exceptional and relaxing environment in which to enjoy the natural beauty that surrounds them. The 8 letting bedrooms are all of high standard offering a modern level of comfort which is reflective of its VisitScotland 3-Star grading. The subjects are orientated to take advantage of the stunning views across the well-maintained gardens and along the Glen. With an external patio area and expansive amenity space, the hotel affords guests the opportunity to relax outside enjoying the stunning peaceful environment from the property’s prominent position.

The current vendors have invested heavily to improve the business, making it a truly walk-in proposition. Recent upgrades include extensive carpeting, double glazed units, roofing works, upgraded heating system plus new equipment within the kitchen and laundry. In addition to the letting bedrooms, the trading elements can be summarised as the charming Chisholm Bar to seat 23, a relaxing lounge set to soft furnishings with open gas fire and large TV area, and an impressive restaurant to seat up to 40 covers comfortably. Externally, tables and chairs afford another 25-plus l covers weather permitting. The property has a wonderful ambience delivering a genuine country house hotel atmosphere.

The Cnoc Hotel represents a most desirable business and lifestyle opportunity close to both Loch Ness and Inverness. This standout property provides an outstanding trading location and is ideally placed to benefit from those wishing to undertake an odyssey of the Highlands of Scotland. This superb property has many attractive features and is a true ‘must view’ proposition.

The current owners operate the Cnoc Hotel year-round but with the main element of business being conducted in the main tourist season (April to October). The hotel trades profitably and has solid bookings for the 2021 season going forward. The business trades providing a quality offering of good food, a cosy bar, comfortable rooms. These facets combine to provide a characterful ambience. Business is generated through relationships with walking and tour groups which generate a good level of forward bookings, the new cycle route from Glasgow to Cape Wrath which passes the door, as well as via agencies such as and expedia. The Cnoc Hotel also attracts a variety of tourists to include fishermen, stalkers, cyclists, mountaineers or those simply enjoying the natural beauty of the Scottish Highlands. Locally the food and beverage offering is well supported, with many of the guests in the local self-catering properties frequenting the business, the hotel receives many referrals from the local shooting and sporting estates as well as other local clubs and associations. All these elements have seen demand grow and the hotel enjoying a good reputation for quality service and produce. Off season bookings are now also developing and the month of November sees itself almost fully booked by photographic clubs given the hotel’s ideal location.

The external aspects allow guests to enjoy the natural surrounds, with many guests choosing to take their lunch and dinner al fresco when weather permits. The business caters for groups, families and sole travelers. The hotel utilises a well-maintained website (, and presence on VisitScotland. The business has excellent ratings on a number of customer review websites. In addition, the hotel sells fishing permits, and this too has generated new customers to the hotel. There is undoubted scope for new owners to develop the business further, if so desired. The business trades with locally employed staff who will be available to support new owners going forward.

The Cnoc Hotel is prominently set on the A831 and is clearly sign posted. In an elevated location, a sweeping tarmac drive leads to a gravel parking area. The original property was built in around 1850, is of stone construction set over two floors and is mainly under a pitched tile roof. The original subjects were 4 estate cottages which were combined in 1970 and subsequently being developed into a hotel. The building is presented in generally excellent condition, as the current owners have invested into the infrastructure and décor of the property.

An outer side door opens into the entrance portico which leads into the spacious and welcoming reception hallway, with new tartan carpet throughout. The quality of the property is readily observed. The stairs to the right lead to the first floor and the letting bedrooms. A central reception desk is well situated to greet guests on arrival. Immediately to the left is Chisholm’s Bar which is set to free-standing tables and chairs and is a popular venue for both locals and residents. This charming bar can comfortably accommodate 23 seated customers. Further along the reception hallway is the bright and commodious guest lounge which is reflective of the quality and standards of the vendors. A ‘real-life’ gas fireplace is at one end of this comfortable room which is set to Chesterfield sofas and soft furnishings. Near the lounge entrance is a small bar servery. The windows overlook the front of the property affording superlative views to countryside and creating a bright and cosy area making it a pleasant evening venue for guests wanting to relax and recount the day’s travels and adventures. The dining room at the end of the main hallway is bright and enjoys large windows looking over the lawn. This tastefully decorated room, with wall and ceiling lights, is set to free-standing tables and chairs and can comfortably accommodate up to 40 guests comfortably. Diners can enjoy the exceptional food whilst appreciating a most pleasant outlook. Off the main hallway are ladies and gents wash rooms; the ladies are fitted with a baby changing facility.

The Cnoc Hotel has 8 bedrooms all situated on the first floor, and named after local estates and rivers, configured as follows:

Pait - Double room with en-suite bathroom (utilised as owners’ accommodation)
Aigas - Family room with en-suite bathroom (utilised as owners’ accommodation)
Monar - Double / twin room with en-suite bathroom
Erchless - Double room with en-suite bathroom
Lovat - Super-king / twin room with en-suite shower room
Struy - Double room with en-suite bathroom
Braulen - Family room (double & 2 singles) with en-suite bath and shower
Culligran - Twin room with en-suite bathroom

All bedrooms are of generous proportions, benefitting from modern en-suite facilities. They are very comfortable and attractively furnished with central heating, radio alarm, USB charger points, hairdryer and tea/coffee hospitality tray etc. The bedrooms also benefit from an internal telephone system.

This charming property benefits from an open-plan commercial kitchen with modern effective extraction and new cooking appliances. The kitchen is spacious offering excellent work spaces plus a comprehensive array of equipment including ample chilled and freezer storage. To the side of the kitchen is a pot-wash / utility area and from here access is gained to the laundry room. There is a linen store on the first floor. The boiler room is accessed externally.

The grounds extend to around 1 acre of manicured lawns with an array of bushes and trees plus attractive climbing rose bushes to the front of the hotel. A sweeping drive gives access from the main road, and continues round behind the hotel where there is ample guest parking. Further private parking for owners is available at the rear of the building. An excellent customer seating area is located to the front of the hotel offering guests an opportunity to enjoy beautiful countryside vistas. There is scope for development within the grounds, where an area could be allocated for owner’s accommodation, or further development subject to planning consent. There is also a stone-built outbuilding which is used for general storage, but has the potential for redevelopment. The grounds are located to both the front and the rear and certainly allow for some development potential subject to consents.

The hotel benefits from mains electricity and water. Drainage is to septic tank. LPG gas is used for cooking and the fire in the lounge. Throughout the business benefits from oil-fired central heating. The property is fully fire and EHO compliant. The property has Wi-Fi throughout.

Business Operation

Reasons for selling:

Since purchasing the hotel in June 2017, the owners have upgraded and operated this charming business successfully. It is with reluctance that they place this growing and developing business on the market, due to family ill health.

Other Information

Related Documents:

Contact ASG Commercial

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