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Impressive Self Catering/Bed And Breakfast Business In Invermoriston For Sale

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

• Modern superior home and business trading as a self-catering unit and B&B within an elevated and tranquil rural setting in the village of Invermoriston.

• Resplendent trading location adjacent to the Great Glen Way, on the arterial A82 and close to the shores of Loch Ness.

• A lifestyle business offering a quality 'home and income opportunity" within an easy to operate model trading just under the VAT threshold generating a high level of profitability.

• Substantial and prestigious detached 8-bedroom villa set within spacious garden grounds.

• Trading 5 en-suite B&B rooms plus a 1-bedroom self-catering studio with the versatility of trading as either self-catering or B&B accommodation.

• Spacious and private owners' accommodation with potential for extended family occupancy.

Property Information



Living Accommodation:

The present owners live in the one-bedroom self-contained area of the house but have the flexibility of having a second bedroom, which they use as an office at the current time. The private living quarters has a lovely lounge with patio doors leading to an area of secluded decking. The main bedroom on the first floor is very spacious and offers superb mountain views. There is a large bathroom with a shower on the ground floor. An attractive feature of this business is a secondary kitchen with dining table for the owners which also opens on to decking via patio doors.


Situated in the heart of the Highlands just off the main A82 arterial route, halfway between Inverness to the North East and Fort William to the South West, Invermoriston is also on the main A887 road to Skye. The business is strategically placed to benefit from those undertaking the Great Glen Way and / or wishing to undertake an odyssey of the West Coast and Highlands of Scotland. The area attracts tourists from all around the world, whether just to walk the Great Glen Way, or as a base for touring the Highlands / Scotland by car, with stays ranging from just one night to multi-night duration. The area is also well known for field sports, fishing and water sports. The village of Invermoriston has a local hotel and convenience store. Boasting a strong community spirit which utilizes the modern village hall, the village is a popular residential area. A fuller range of services are located in Fort Augustus (6 miles) which include primary schooling, medical services and a wide range of social and retail facilities. Secondary schooling is provided in Drumnadrochit 13 miles away. Inverness, the capital of the Highlands, is 28 miles away (40-minute drive) which has the services associated with a modern city. Inverness has excellent communication links (rail, bus and air).

Premises Details:

Bracarina House is a beautiful, detached and prominent property in an elevated setting offering stunning views. A substantial and attractive modern property dating from the mid-1990s, this stunning mixed-use accommodation building is presented in pristine condition with attractive fixtures and fittings coming together to form a professional business operation. This truly attractive accommodation-led business is superbly located adjacent to the Great Glen Way and at the confluence of the A82 (Inverness to Fort Willian route) and the A887 road to Skye. Set within some of the most idyllic scenery within the UK, the location of this business makes it an ideal trading situation.

The impressive exterior of the building and warming ambience of Bracarina House makes this a must view property for any discerning buyer. The current owners have developed this business both in terms of the infrastructure and the trading elements, greatly improving the customer experience and their own quality of life. They have developed a new and charming 1-bedroom studio self-catering unit with its own private access. In addition, there are 5 stunning en-suite letting bedrooms within the main building; 1 on the ground floor and 4 set to the first floor. The guests benefit from a lovely dining room offering majestic views. These trading facets combine seamlessly with the very comfortable owner’s accommodation of two bedrooms; one is being used as an office presently. In addition, the owners have a private lounge, kitchen and modern bathroom. There is a secondary dining kitchen for B&B use only. These extensive facilities offer flexible accommodation, making Bracarina House an excellent home and lifestyle business proposition. The business is presented in excellent condition with the vendors continually developing the physical aspects throughout their tenure. Décor is of a commendable standard. The property is being sold as a ‘turn-key’ operation with excellent fixtures and fittings included in the price.

This successful business opportunity benefits from year-round trade and a solid level of repeat visitors each year which makes it highly sustainable. Over the past few years turnover figures, and therefore profitability, have been maintained at a consistently high level, trading just under the VAT threshold. This profitable business generates income from bed and breakfast sales of the 5 en-suite letting bedrooms plus the Caledonian Studio self-catering facility. In addition, the current owners provide packed lunches for walkers undertaking the Great Glen Way. Turnover is mainly generated during the main tourist season (April and October) but there is also scope to trade during the autumn and winter months should new owners so wish.

The business utilises a wide range of on-line marketing options which helps maintain occupancy levels, these include and TripAdvisor. In addition, it has an effective website which utilises an automated accommodation booking platform (Free-to-book). The location of this operation is ideal to benefit from high levels of activity from touring and walking companies who accompany trekkers undertaking the Great Glen Way. The infrastructure of the building has been attended to on a consistently high level over many years ensuring that the business is presented to an exceptionally high standard, resulting in it having an extremely positive reputation, which is reflected on review websites.

The business would ideally suit an energetic couple looking for a lifestyle operation, who could bring their flair and energy to continue to drive the business forward. Likewise, the business would suit an extended family operation with the self-catering unit being used as supplementary family accommodation.

The property
Bracarina House is an attractive modern detached property of contemporary construction, built in the 1990s. Accommodation is arranged over 2 levels under a pitched tile roof. Vehicular access is off the A82 via a shared driveway leading to a gravel parking area to the front of the main subjects. Access to the property is via a ramp or stepped decking area.

Public areas
Entry is via a double-glazed door which opens into the spacious vestibule and thereafter into the attractive reception hallway. To the right is the appealing breakfast room which offers views over the garden to the hills beyond. Normally set to dining tables and chairs, during the current situation, it is set to soft furnishings. This room has a feature fireplace plus patio doors leading to an area of decking, where during the pleasant summer mornings guests can be served breakfast alfresco but equally enjoy the stunning sunsets the Highlands is renowned for. Stairs to the first floor give access to 4 letting bedrooms and through a doorway off the reception access is gained to the 5th bed and breakfast room. There is a spacious dining kitchen which is purely in support of the business operation. Entry to the Caledonian Studio is directly from the rear garden with a combination key case, but the owners can access it via the B&B kitchen.

Letting accommodation
The business has 5 beautifully appointed letting bedrooms plus the Caledonian Studio set to the rear aspects. Each letting room has spacious and modern en-suites. All rooms are most beautifully decorated, well-appointed and very comfortable; some with mountain views. In-room services are modern and include central heating, hair dryers, tea/coffee making facilities and 30-inch flat screen TV and satellite box. There is a foot spa in each bedroom and guests have the use of wireless internet access which is available throughout the house plus the rooms have USB ports beside the beds. Each room has good quality furniture and hanging space. Letting bedrooms are named after famous lochs within the Highlands and are configured as follows:

Ground Floor
Oich - Super-king room, garden view with en-suite facilities

First Floor
Dochfour - Double room, offering an en-suite shower room and garden view
Lochy - Super- king room with garden view and en-suite shower room
Linnhe - Twin room (zip and link) with en-suite shower room offering a mountain view
Ness - Family room (triple beds - zip and link) with en-suite shower room plus mountain views

Caledonian Studio
The Caledonian Studio is a lovely facility and is situated to the rear of the main house, looking onto the back garden. The sleeping arrangements are set to super-king or twin beds (zip and link) and offers spacious modern en-suite facilities. The open-plan living space provides a bed/dining/living area with a well-appointed kitchenette. A compact dining area is set to a table with 2 chairs and there is a 32-inch TV with DVD player. Studio guests enjoy exclusive use of the back garden and summer house with gas BBQ.

The business has a substantial footprint and benefits from a southerly facing aspect. There are spacious grounds mainly laid to gravel and lawn. A garage and reception facility to the front of the property provides a drying room and boot storage. To the side of the garage is a laundry room. There is also a general utility metal store next to the garage. The garage is popular for guests to store motorbikes and cycles. In the rear garden there is a summer house with a veranda. The property has external lighting and water supply. An area of decking to the front offers outside seating, where during the pleasant summer days guest can enjoy the stunning views and refreshing mountain air.

The business benefits from mains electricity, water and drainage and bottled Calor gas for cooking in the main kitchen. Central heating and hot water are provided via an oil central heating system with a mega-flow water tank which provides ample supply of hot water. The building is double glazed. The property benefits from Wi-Fi.

Business Operation

Reasons for selling:

The present owners purchased Bracarina House in December 2015 and have enjoyed a rewarding and profitable lifestyle at the helm of this successful business. It is their planned retirement and relocation that brings this highly desirable proposition onto the market.

Other Information

Related Documents:

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