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Former Boutique Bed & Breakfast Two Holiday Lodges For Sale

Invermoriston, Highland, UK
Asking Price:
£645,000 Furniture / Fixtures included
Available on request
Net Profit:
Available on request

This highly desirable waterfront hospitality business has come to market with an excellent turnover and profit. It is in one of the most beautiful tourist spots in Scotland, Loch Ness. The business accounts show that tourism in this part of Scotland literally guarantees a good income.

****(Former Boutique Bed & Breakfast now private house) and *** (Two Self-catering holiday lodges)
a Shepherds Hut plus a new garden room/workshop are situated overlooking the famous Loch Ness. The properties lie within a large fenced garden which has mature pine trees, various shrubs, and lawn. The rear of the properties sits at the edge of a pine forest through which The Great Glen Way runs. Thousands walk or cycle this route every year. The house and one lodge have stunning views of Loch Ness and the other lodge of the surrounding mountains. The properties also benefit from further trade as they are situated on the main A82 trunk road that runs from Glasgow to Inverness.
The main house/former boutique B&B has 3 ensuite bedrooms (one of which is the vendors) and each holiday lodge has two bedrooms sleeping up to 6 people. The main house could be opened for B&B business immediately and the holiday lodges are currently open and generating an extremely good income. The vendors would be willing to help the new buyers set up their business and maximize their income.

The vendors trade the business all year round although November through to Easter runs at a reduced rate. Xmas and New Year are always busy. Peak season, May to October sees both properties generally fully booked with the vendors sometimes having to turn business away. Low season sees tourists, local workers and tradespeople working in the many industries in the area looking for accommodation.

The business has its own website which includes its own automated booking system.

(The former boutique B&B achieved a 9.6 guest feedback from and the holiday lodges currently have a 9.2 guest feedback reflecting the quality that they offer.)

****(Former Boutique Bed & Breakfast)
Built in the 1938s this lovely bungalow has one of the most stunning views in the Scottish Highlands. Externally it has parking for two cars, a very large front hedged garden with mature pine trees running along the drive leading up to the property. At the front of the property is a large gravelled patio area with steps leading down to the garden which then slopes down towards the A82. Loch Ness is situated only a few yards across the road.

The vendor's lounge, the guests’ dining room, and both guests’ bedrooms are at the front of the house and all have a wonderful view of Loch Ness. The vendor's ensuite bedroom is at the rear of the house and overlooks the back garden. The entrance to the property is through a main and full glass vestibule door. A small hallway leads to the office where the owners can sit and look straight out at Loch Ness.

The hallway, vendors lounge and dining room all have dark wood flooring with various Afghan rugs. All public rooms were candlelit in the evenings.

The two guest ensuite bedrooms (King and Queen rooms) have handmade antiqued solid oak wide plank flooring with Afghan rugs. The King room has a super-king bed with a large Da Vinci canvas on the wall. Its travertine tiled bathroom has a pod bath, shower, led mirror and cabinet sink. The Queen room has a king bed with a large Botticelli canvas on the wall. Its black slate tiled shower-room has a cabinet sink with led mirror. Both bedrooms have flat screen TVs with Freesat. Each has glazed French doors leading to decking where guests can sit outside and watch the birds and red squirrels feeding on the bird-feeders overlooking Loch Ness. A solid oak beamed wall separates both guests’ bedrooms.

The vendors' ensuite bedroom has solid oak flooring. Its tastefully tiled shower-room has a large French style black slate cabinet sink and a large French Provence mural on the wall.

The guests’ dining room can seat easily seat up to 6 people on 3 small tables or one large table. On special occasions, the owners have served guests a champagne breakfast on the front patio overlooking Loch Ness.

The vendors' lounge has a large log burner which sits on a black slate hearth and heats all the radiators in the house. This is backed up by oil fired central heating. It is also set up for Sky TV reception.

The large well-appointed modern kitchen diner has two large fridge freezers, an induction hob for fast cooking, a built-in microwave and oven, washing machine, dishwasher, double Belfast sink, and tumble dryer. There is plenty of solid oak worktop space to cook guest breakfasts. And, there is a small dining room accessed from the kitchen where the owners can take their meals and watch TV if required. There is a second hallway leading to all the bedrooms. This has solid oak flooring and each bedroom has an oak door. This is also candlelit in the evening.

There are various object d’art throughout the house and the vendor's attention to detail can be seen in every room.

The former B&B is totally fenced off to provide a secure area for dogs and children. Free wifi is currently available in all areas of both properties.

Property Layout.
Owners lounge
Large kitchen diner
Guests dining room
Guest ensuite bedrooms x 2
Vendors ensuite bedroom
Vendors office
Two hallways
**** (Self-catering holiday lodges - Each sleeps up to 6 people)
Both have two bedrooms. One lodge boasts a large double-glazed floor to ceiling window which has a small but lovely view of Loch Ness and the mountain on the other side. The other lodge has a mountain view. Both lodges have recessed led ceiling lighting.

Each lodge has one large double bedroom with a double bed, a chest of drawers and a hanging rail for guests clothes. And, one medium-sized twin bedroom which has two single beds, the small cabinet with reading light and a hanging rail for guests clothes. Both have fitted carpets.

Each has a lounge and dining area and include a fully equipped kitchen, a large corner sofa, a double sofa bed, a coffee table, a log burner and a flat-screen TV with Freesat. The small double sofa bed can sleep up to two people. In one lodge oil fired central heating provides hot water to the sinks and shower and heats the slate grey designer vertical radiators. The other has electric wall panel heating. Each has a large floor to ceiling tiled shower-room with a cabinet sink, shower and toilet.

The lodges sits behind the former B&B and are ideally situated for the new owners to welcome guests. Externally, both lodges have a seating area with external garden furniture for guests who wish to take meals or drinks outside and parking for up to two cars.

One of the lodges is accessible and offers ideal accommodation to the disabled.
Property Layout
Large lounge diner
Guest bedrooms x 2
Shower-room and toilet
Laundry cupboard

Shepherds Hut fully equipped with shower room, kitchen and fixed bed included in sale.
Garden Room with wood workshop and storage about to be finished. Further details when enquiring.

Newly built large garden room with workshop and storage. The garden room has a log burner and the workshop and storage could easily be converted for hot tub and/or sauna.

If you like boating or sailing then there is a small water inlet on Loch Ness in front of the house.

Potential buyers who view the property will be given accounts, net profit details.

Property Information



Living Accommodation:

The former boutique bed & breakfast reverted back to a private house 4 years ago.


The properties are located 3 miles north of Fort Augustus on the A82 road. The location is ideal for Loch Ness which is only a 'stone's throw' from the front garden.

Premises Details:

The properties sit at the edge of the forest and only 1 minute walk to Loch Ness. It is an ideal holiday location for those who like nature, walking, climbing, cycling as the Great Glen Way runs through the forest behind the properties.

Planning Consent:


Energy Performance Rating:
C  View EPC Graph for this property

Business Operation

Expansion Potential:

If the new owners so wish, they could offer cycling, canoeing and other pursuits.

Competition / Market:

Competition is not really a problem as the business turns away guest during the peak season due to being fully booked.

Reasons for selling:


Trading hours:

All year round

Owner run
Years established:
Opened 2012

Other Information

Support & training:

Current owners will help new owners to get started.

Home based:
This business can be run from home.

Contact Information

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