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Outstanding 10-Bedroom Guest House Set In Inverness For Sale

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

• Substantial STB 3-Star Highland Guest House set with spacious private gardens and parking in the popular Crown area of the Highlands capital, Inverness.

• Well-appointed property providing an excellent “home and income” lifestyle opportunity.

• 10 en-suite bedrooms in total with spacious public rooms plus attractive and private owner’s accommodation, as well as extensive parking space for guests and owners.

• Rare opportunity to own a prestigious property, enjoying year-round trade and strong profitability.

• Located adjacent to amenities (restaurants, shops, doctors, vets, schools etc.) and within a short walk of Inverness centre.

Property Information



Living Accommodation:

The owner currently utilises Room 8 on the first floor for private accommodation. Where new owners wish to use more accommodation, there is scope and flexibility to use a number of the current trading rooms to suit their needs. The owners lounge on the ground floor is attractively decorated and offers a spacious living space. The business has a good-sized kitchen and utility space offering storage cupboards throughout. This modern kitchen with ample workstations is most adequate for family and trading needs. Additional storage is located throughout.


Inverness centre is but a short walk from Aberfeldy Lodge and is ideally situated for those either visiting or working in the City, being conveniently placed for guests wishing to walk to the nearby castle, shops, restaurants, etc. Inverness has extensive facilities for visitors boasting two golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which include Eden Court Theatre. Nearby Cawdor Castle offers a taste of Scotland’s medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie’s final futile attempt to gain the throne in 1746.

Whether it is a whisky trail, a boat trip on Loch Ness or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. Inverness is a vibrant and expanding City which provides ongoing opportunities in both commerce and social activities. Such growth benefits established hospitality businesses and ensure a year-round trade. The wider area proves highly popular with golfers, anglers, ornithologists and naturalists; tourism is a key business driver.

Inverness has a full range of social and welfare facilities associated with a small city. Both primary and secondary schooling is available locally. Medical and dental facilities are close by.

Premises Details:

Aberfeldy Lodge is both an attractive and substantial Victorian property dating from C1890 which demonstrates many original features. The building enjoys a most prominent trading location in a highly popular area of Inverness, Crown, and is adjacent to wide-ranging services and social amenities. The Crown is popular both as a residential area and for the trading of guest houses. Operating as a STB 3-Star guest house, it is evident that this outstanding business provides a high level of service and facilities which is reflected on review websites. The property has 10 en-suite bedrooms and spacious reception rooms plus a charming dining room. The kitchen and utility rooms are modern and beautifully presented. An appealing feature of this business is the spacious gardens set mainly to the rear aspects with ample parking. Aberfeldy Lodge has an established trading pattern of regular and repeat visitors plus a steady stream of new visitors to Inverness. Such is the situation and stature of the premises that it is easy to locate for both those who have booked via the internet and the casual passer-by seeking accommodation. The vendor and her small team maintain the trading elements to a good standard.

Business operation
The business is currently owner operated, trading on a year-round basis. Trade during the main season (April – October) sees high levels of occupancy generating a strong level of income and profitability. Income is generated through the utilisation of portal websites, VisitScotland, ongoing contracts with a number of local businesses, as well as its own functional website. Trading on a bed and breakfast basis only, this easy-to-operate business is situated in a prominent area being only a short walk from the City centre.

The property
Of traditional stone construction, Aberfeldy Lodge is a substantial, detached Victorian property built around 1890, benefitting from an extension which was added at a later date. Set under a pitched slate roof, the accommodation is laid out across three floors. Private parking, attractive gardens and ample utility areas complete this highly desirable property. Pedestrian access is off the main street to the front and via parking to the rear of the subjects. There is a fire escape leading from the rear of the property to the garden below.

Public areas
From a prominent trading position, the property is well sign posted and easy to locate. The guest, and main entrance, to the house is via a substantial outer door which leads to a spacious reception hallway brimming with character. To the left is the bright and spacious dining room with an open fire and tiled surround. This attractive room is well laid out to free-standing dining tables and chairs, and displays many original Victorian features such as high skirting boards, display alcoves, decorative cornicing plus high ceilings. The wooden floors help with ease of maintenance whilst adding a touch of character. The dining room has large double windows which allow plenty of natural light to pour in. The hallway leads to two separate lounge areas which are set to soft furnishings and are popular with guests after their day’s activities.

Letting bedrooms
In total the guest house has 10 well-appointed bedrooms benefitting from en-suite facilities. All rooms are presented with; TV, hair dryer, radio alarm and full hospitality trays. Four rooms are situated on the ground floor and are suitable for less able guests. All rooms are presented to a high standard and are currently configured as follows:

Ground Floor
Room 1 - Double room with en-suite bathroom with shower over bath; patio doors to front garden.
Room 2 - Twin / double room with en-suite shower room.
Room 3 - Double room with en-suite shower room; patio doors to rear garden.
Room 4 -Twin room with en-suite shower room; patio doors to rear garden.

First Floor
Room 5 - Family room (double and a single) with en-suite shower room.
Room 6 - Twin / double room with en-suite shower room.
Room 7 - Double room with en-suite shower room.
Room 8 - Double room with en-suite shower room (used by the owner).

Second Floor
Room 9 - Family room (4 x singles) with en-suite shower room.
Room 10 - Family room (double and 2 x singles) with en-suite shower room.

The main frontage of the building has a small pathway and a well-maintained garden to the front set to a walled frontage with wrought iron works. A private, fenced-off garden area is situated to the rear of the property and is mainly laid to gravel and patio stones with planters adding a splash of colour. Within this area is a large shed providing storage and workshop facilities. The property has a good level of external lighting. A superb aspect of Aberfeldy Lodge is the spacious private parking for 8 cars within the subjects, this is an unusual feature for a city-centre property.

The property benefits from mains electricity, gas, water and drainage. Aberfeldy Lodge is fully compliant with extant fire regulations. The house benefits from gas central heating. The property has Wi-Fi.

Business Operation

Reasons for selling:

The present owners purchased Aberfeldy Lodge in August 2003 and has enjoyed a rewarding and successful lifestyle to date. It is a change of personal circumstances that brings this excellent home and income opportunity to the market.

Other Information

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