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Tenanted 7-bedroom Highland Inn With Self-catering Flats For Sale

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

• Investment sale of tenanted well-established Highland Coaching Inn, offered to the market in good condition.

• Prominent and idyllic trading location on a busy tourist and business route, just off the North Coast 500.

• Operating as a traditional Inn with income streams of accommodation, food provision and beverage sales.

• Comprising of 7 en-suite letting bedrooms, 3 self-catering flats, bed-sit, owners bedroom, 36 cover conservatory restaurant, cosy snug bar and lounge area.

• 12-year lease granted in 2021, with 11 years left to run, rent review in 2025, full details available from selling agents.

Property Information




Inchbae Lodge is a tourist destination in its own right with unspoilt views of the surrounding mountains. Tourists and outdoor enthusiasts find this back drop very attractive. The Inn is easily accessed from the busy A835 resulting in a constant passing trade of travellers traveling between Inverness and Ullapool.

The North West Coast of Scotland attracts a large number of visitors to the area with its enchanting scenery and abundance of wildlife, some of which is rare. Many visitors take advantage of the challenging hills and loch walks in the region, others capitalise on the excellent river and sea fishing. The more sedate sightseer may visit the many places of historic and cultural interest. The ferry that takes tourists and Islanders to Stornoway departs from Ullapool. The site is located close to the North Coast 500 route which attracts many visitors to the area every year.

Ullapool is 26 miles and Dingwall 20 miles; both have a strong sense of community, with schools, golf course and social and welfare facilities. Inverness, the Capital of the Highlands is a 40-minute drive away with a full range of services associated with a modern city. The region has a large number of holiday homes, lodges and B&B’s which could add business to the café / bar facilities increasing trading levels.

Premises Details:

Inchbae Lodge is a highly attractive and substantial detached former coaching inn built in the mid-1800s. Enjoying a very prominent road-side trading location on the busy A835 Inverness to Ullapool trunk road, just off the very popular North Coast 500 route. To the rear the grounds slope down to the river, with attractive countrywide backdrop presenting a most attractive setting. Inchbae Lodge, which is a highly regarded Highland inn historically trades on the 3 traditional income streams; food, wet sales and accommodation, both hotel and self-catering. The lodge is currently leased at a reduced rate of £35,000 per annum on a full maintaining and repairing basis. The owners have recently replaced most of the windows on the road side of the building with double glazed units

This profitable business, comprises; 7 generously sized and well-presented en-suite, letting bedrooms, one three bedroomed self-catering flat, two, one bedroom self-catering flats, and one bed sit. The current tenant utilises a bedroom on the ground floor not included in the 7 letting rooms. Further accommodation includes an attractive licensed bar, lounge area, external seating and a 36-cover conservatory restaurant. The current landlord has ensured that a stringent maintenance schedule is undertaken, resulting in the premises being presented in good condition throughout.

Inchbae Lodge historically operates on a year-round basis. The business is trading under leasehold terms and the landlord does not have access to recent accounts. Income was generated through both quality en-suite letting bedrooms and from licensed wet sales, evening meals and lunches. The current tenant also utilises Air b&b and other portals to advertise the self-catering accommodation which is popular and highly profitable. The business appeals to a wide range of clientele including tradesmen, business travellers and the huge influx of tourists who visit the North West Highlands from Easter through until October each year. The business has previously developed a well-established positive reputation, benefiting from a high level of repeat trade and being highly recommended on many popular online review sites. The location of Inchbae Lodge is such that it is easy to locate for those who have booked via the internet or for the casual passer-by. Recently the owners have developed an unconnected site very close to the hotel to serve as 5 hook-up points for caravans or motor homes, this is expected to increase the food and wet sales.

The original building dates back to mid-1800’s and is of traditional stone construction under a slate roof forming an attractive detached property with accommodation laid out over 3 floors. The lodge is accessed directly from the car park via a reception area, from which access can be gained to; the licensed bar, letting rooms via a corridor and the ladies and gents washrooms. Behind the bar is located the lounge and conservatory areas. The bar has an attractive servery and seating laid out to fixed booths with some free-standing tables and chairs. With its smart wood panelling the bar presents a cosy atmosphere seating approximately 32 guests.

A further attractive feature of this property is the guest lounge which is set with soft seating and features a wood-burning stove. From the lounge area is a servery area and off to the left is a spacious conservatory which has lovely countryside and river views. The conservatory is set up as a dining room with free-standing tables and chairs for approximately 36 covers. The service areas on the ground floor comprise a small office, various storage areas and a large commercial kitchen.

The lodge has comfortable and spacious 7 en-suite letting bedrooms; 5 on the first floor and 2 on the second floor, these are configured as follows:

Room 1 - A king-size bedroom
Room 2 - A twin bedroom with capacity to add a further single bed
Room 3 - A quadruple bedroom spread over 2 distinct area
Room 4 - A king-size bedroom
Room 5 – A double and twin bedroom spread over 2 distinct area
Room 6 – A king 4-poster bedroom
Room 7 - A double bedroom

All rooms are generously sized, finished to a high standard, have Freeview television, towels, WIFI, hairdryer and radio/alarm. The current management offers complimentary soap / shower gel, tea and coffee making facilities.

This accommodation is located on the first floor and comprises; three bedrooms, two of which are en-suite, a spacious and comfortable lounge, kitchen and family bathroom. This suite of rooms is currently being rented out as a self-contained apartment, but could equally be used as owner’s accommodation.

Located on the ground floor is a modern and attractive self-catering flat, finished to a high standard. This self-contained flat with lounge, kitchen and bedroom offers further private or letting accommodation and separate entrance and private garden.

This self-contained unit is located on the ground floor.

The property comes with significant amount of land, which could be developed to provide further revenue streams.

With a highly prominent roadside position set amidst the beautiful Ross-Shire countryside, this thriving business provides a stunning location. To the front of the subjects is a grassed area beneath the trees is bench seating with views to Ben Wyvis. There is ample car parking for up to 20 vehicles. To the rear the land is laid to grass and runs down a steep slope to the Black Water River. The benches on this grassed area are located in an idyllic area, with the sound of the river running past, to sit out and enjoy the views, in very peaceful and relaxing surroundings.

The subjects benefit from mains electricity with private water and drainage. Dual oil-fired central heating and electric heating. Hot water on the first two floors is oil-fired with immersion heated cylinder on the second floor.

Business Operation

Reasons for selling:

The landlord purchased the property in 2006 and have leased it out since 2015. They now feel it is the right time to sell and relocate.

Other Information

Related Documents:

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