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Modern 9-Bedroom Guest House Set In Ross-Shire For Sale

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

• A beautifully presented modern guest house within a stunning Highland setting close to the North Coast 500 Tourist Route.

• Set within a tourist destination area and offering exceptional views, the property has been extensively renovated by the current owners.

• Nine beautifully appointed and comfortable guest letting rooms and well-presented public areas.

• Owners accommodation includes a large lounge, spacious dining room plus double en-suite bedroom.

• Trading to a good level of profitability but with scope to expand trade further and develop new income streams.

• The property sits within over ½ an acre offering some development potential.

Property Information



Living Accommodation:

An attractive feature of this sale is the spacious and private owners’ accommodation. Summarised as a lounge, dining room, office and double bedroom with en-suite facilities, the living space is ideal for a couple. The lounge benefits from a wood burning stove plus it offers private access to the gardens to the rear. There is also a static caravan in the grounds which could be utilised as additional owners accommodation.


Edderton is an attractive Ross-Shire village lying on the southern shores of the Dornoch Firth and sits only 2 miles from the A9, the main arterial route in the Scottish Highlands. There is a strong sense of community within the village. A primary school is located in Edderton and buses transport older children to the secondary school, Tain Royal Academy. Edderton is home to Balblair Distillery, which featured in the film “The Angel’s Share”. There is also the world-famous Glenmorangie Distillery close-by. The town of Tain is 5 miles distant to the east where there is a wide range of shops, banks, supermarkets, restaurants, hotels and rail services.

The guest house benefits from panoramic views towards Beinn Tharsuinn and the Struie Hills to one side and towards the Dornoch Firth on the other. The area has a number of beautiful beaches and coastal walks, with dolphin and seal sightings not uncommon. The location is popular for walkers and field sportsmen with an abundance of local wildlife, trout and salmon fishing opportunities and excellent wildfowling. Just as the abundance of wild duck and geese provide sustainable sport for wildfowlers during the winter months, there are many local reserve areas frequented by ornithologists who come to watch these wildfowl, wading and seabird species. Golf is another popular activity in the area and whilst the nearest course of Tain is very popular, the famous Championship Course of Royal Dornoch is only a short drive away. Slightly further North the Brora Golf Course is also an excellent venue. Edderton Lodge is within easy reach of both the North and West Coasts. For tourists the business is excellently placed to explore a range of castles and distilleries, and indeed is a good base from which to make a day trip to Loch Ness and visit the Highland capital (Inverness) itself. This area of natural beauty is popular with holidaymakers and the area supports a number of caravan and camping sites, bed and breakfasts, and self-catering accommodation options which could fuel demand for a catering output.

Premises Details:

Edderton Lodge is a substantial and modern guest house, within around 0.534 of an acre. Enjoying a stunning setting in the thriving community of Edderton, situated 2 miles from the increasingly popular North Coast 500 Tourist Route. The property benefits from panoramic views and is located close to many tourist attractions. With spacious garden grounds, this imposing property and business would suit either a couple wishing to generate a high level of income or a family requiring extended family accommodation within a successful business operation.

The current owners have intelligently invested their time, effort and finance into the business resulting in a high-quality guest house providing modern facilities expected from a discerning client base. The flexible provision of quality letting accommodation generates a growing level of repeat business. The 9 guest bedrooms are beautifully appointed and reflect a superior standard of facilities. In support of the letting rooms, there is an exceptional dining room benefiting from superb views towards the hills. In addition, there is a comfortable guest lounge with wood-burning stove which adds charm and character.

The owner’s accommodation comprises of double bedroom with en-suite facilities plus there is a private large lounge and spacious dining room. Previous owners have used some of the letting rooms for extended family occupation and it is this flexibility of use that many potential owners may find attractive. The service areas, including a commercial kitchen, cellars and stores etc., combined with the letting accommodation, excellent guest spaces and well-appointed owners’ accommodation make this a top-quality proposition for a perceptive buyer.

Edderton Lodge is a profitable business generating income from the guest accommodation which is provided on a bed and breakfast basis only at this time. The business trades on a restricted basis with the bulk of income being drawn in during the main tourist season (April to September). Trade is generated through the use of on-line marketing platforms plus the lodges’ own website which was wholly developed by the vendors and has an interactive booking platform. The locality of the business means that there is a constant demand from tourists during the season, many of whom are exploring the Highlands by way of transiting the North Coast 500 Tourist Route. There is the capacity for new owners to develop the food aspects and to obtain a liquor license should they so desire. The dining room benefits from the ambience and furnishing to undertake such business development without the recourse to significant capital outlay.

The property
Edderton Lodge is a substantial detached property within spacious grounds. Built in the 1970s, the property benefits from double glazing, gas fired central heating and modern facilities. The subjects are arranged over 2 floors and benefit from substantial amenity and potential development space, subject to consents. In recent years the internal aspects and building have benefited from sympathetic modernisation and improvement.

Public areas
From the spacious gravel car park, the main outer door opens into an attractive porch which in turn leads into the bright and spacious reception hallway. The quality of the property is immediately evident with modern décor and attractive fixtures and fittings. This initial impression is replicated throughout the property. Through glazed doors to the left is the guest dining room which can accommodate up to 40 covers but is set to sufficient tables to meet the guest numbers. With charming views to the countryside and hills, this spacious and well-presented public area adds further to the excellent first impression. An adjoining guest lounge situated off the dining room offers a most relaxing area for guests after a busy day’s activities. The lounge area has a wood-burning stove with exposed flue. An attractive feature for the property is the ground floor sauna room which is fitting with a shower and modern timber-built sauna. Off the lounge the main stairs lead to first floor.

Letting bedrooms
The guest house has 9 letting bedrooms configured as follows:

Room 1 - Double bedroom with en-suite shower.
Room 2 - Double bedroom with en-suite shower.
Room 3 - Large family bedroom with Twin / super-king beds, plus bunk beds in a side room; complete with en-suite bathroom with shower over bath.
Room 4 - Double bedroom with en-suite shower.
Room 5 - Twin bedroom with shared bathroom.
Room 6 - Single room with shared bathroom.
Room 7 - Double room with en-suite shower.
Room 8 - Super-king with large en-suite shower room.
Room 9 – Large king-size with en-suite shower room.

Bedrooms 8 and 9 are on the ground floor; which are ideal for less able guests. The remaining 7 letting bedrooms are on the first floor. These are all well-appointed and very comfortable and rooms have central heating, double glazing, tea/coffee making facilities, complimentary toiletries, hairdryers and colour televisions. The quality of décor and the fixtures and fittings are of an exceptionally high standard. There is a gun safe in selected rooms and some rooms benefit from USB points.

Service areas
The guest house has a well-equipped commercial kitchen together with a wash-up area, dry store and laundry facilities which sit to the rear of the kitchen. There is ample storage including a cellar plus there is a significant storage space which was previously the village post office.

The guest house is a substantial property located on a large roadside site enjoying well-maintained gardens which are mainly laid to lawns, all extending to around 0.534 of an acre. The gardens have a wide array of external structures including a greenhouse, polly-tunnel, wooden shed, wood-store and raised planting boarders. There is ample car parking for guest and private use on a well-laid out gravel carpark. Within the grounds there is a single block of three garages which offers dry secure storage for motorbikes, cycles, etc. In addition, there is a 2-bedroom static caravan which is used for family use only but if upgraded could be used as a further income stream or for staff accommodation.

Edderton Lodge benefits from mains electricity and water supply with private drainage. Gas-fired central heating and cooking facilities is from a bulk propane gas tank. The subjects are fully fire and environmental health compliant.

Business development
This business previously traded as a fully licensed Inn with rooms and new owners could apply for a liquor license should they wish to provide a drinks service. Edderton Lodge presently trades on a mainly bed and breakfast basis, new owners could develop both the accommodation and food trade more extensively.

Planning developments
There may be potential for a development within the grounds of the property for either an additional dwelling or further letting accommodation (pods or self-catering) subject to planning consents.

Business Operation

Reasons for selling:

The present owners have developed Edderton Lodge since 2017 and during this time have enjoyed the refurbishment of the business, bringing it to the market today in excellent walk-in condition. It is the desire to follow other career opportunities that have resulted in placing the guest house on the market.

Other Information

Related Documents:

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