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Property Listing Details

Property details

  • 3 bathrooms
  • 2 reception rooms


  • Freehold
  • Chain Free
  • Ready to Move
  • Prime Location
  • Double Glazed
  • Waterfront Properties
  • Former Country House Boutique Bed & Breakfast and 2 Highly successful Self-catering Holiday Lodges
  • Properties sit at the edge of a forest close to Loch Ness with views of Mountains
  • Great Glen Way runs through forest (only 3 mins walk from properties)

Listing view statistics

Last 30 days: 285 page views

Since listed: 3473 page views


Property Ref: 2362

Waterfront Properties. Former Boutique Bed & Breakfast and 2 Self-Catering Holiday Lodges.

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.

Loch Ness Highland Cottage (Former Boutique Bed & Breakfast) and 2 Self-catering holiday lodges are situated overlooking the famous Loch Ness. The main property lies 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 and are good for passing trade. The house and one holiday lodge have stunning views of Loch Ness and the other lodge 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 former boutique B&B has 3 ensuite bedrooms (one of which was the vendors) and each of the holiday lodges has two bedrooms and each sleep up to 6 people. The former B&B could be opened for 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 maximise 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 the properties generally fully booked with the vendors sometimes having to turn business away. Low season also sees business from 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.)

Loch Ness Highland Cottage (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 are candlelit in the evening.

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 and large wardrobes. 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 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 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

Two Self-catering holiday lodges
Each offers comfortable accommodation for up to six guests. One 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 property has recessed led ceiling lighting and a contemporary chandelier.

They both have one large double bedroom which has a queen sized 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.

Both have 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. Oil fired central heating provides hot water to the sinks and shower and heats the slate grey designer vertical radiators in one lodge and electric panel heating in the other. Each has floor to ceiling tiled shower-room with a cabinet sink and toilet.

Both lodges sit behind the former B&B and is therefore ideally situated for the new owners to welcome guests. Externally it has a seating area for guests who wish to take meals or drinks outside and parking for up to two cars.

This property is accessible and offers ideal accommodation to the disabled.
Property Layout
Large lounge diner
Guest bedrooms x 2
Laundry cupboard

In addition to the properties, there is a large shed approx 20ft by 8 ft with log storage attached to the side. A water filter house (attached to the rear of the B&B) and a small storage bin for laundry. There is adequate parking for at least 4 cars plus there is a further room available by the side of the drive leading up from the main road and at the rear of the holiday lodge. A stream, which runs close to the properties, comes from the mountain loch behind and provides water for all the properties. This water is treated by filters in the water filter housing attached to the rear of the B&B. There are various hedges and trees which include a stunning red Japanese Maple in the front garden and a Rowan Tree in the back garden.

Recent History of the Properties
The vendors converted the house into a Boutique Bed & Breakfast in 2012. It took 6 months of hard work. They took it down to a shell, reconfigured the rooms and put in new flooring, new water heating system, new log burner, new walls, 3 new ensuite bedrooms, new kitchen, new water filter appliances, and housing. Loft insulation was upgraded to the maximum together with cavity wall insulation in the extension part of the house.

As the vendors were nearing retirement they wanted a business that was much less labour intensive so the two self-catering lodges replaced the Boutique Bed & Breakfast which was closed late 2015.

Reason for Sale
This is an excellent business but due to retirement the vendors now wish to pass it over to someone else who will continue the work that they started back in 2012.

Boat Mooring
The vendor is a resident of the area was given permission, free of charge, to moor a 32ft boat in the small bay near Fort Augustus. The new owner may be able to do the same. Also there is room for a small boat or canoe in Loch Ness a 1 minute walk from the house.

The properties have their own private water supply so there are no water rates. Currently there is no council tax to pay on the holiday lodges as small business properties have 100% exemption. A septic tank is located approx 30 metres from the house.

The aerial and garden photographs are taken from above and in front of the properties.

We are 1 mile south of where Google Map places us using the postcode.

Residential Sale
We will consider a residential sale.

Property Ref: 2362
For viewing arrangement, please use 99home online viewing system.

If calling, please quote reference: 2362

gdpr: Applying for above property means you are giving us permission to pass your details to the vendor or landlord for further communication related to viewing arrangement or more property related information. If you disagree, please write to us in the message so we do not forward your details to the vendor or landlord or their managing company.

Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing on the sale.

General: While we endeavor to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact 99ome and we will be pleased to check the position for you, especially if you are contemplating traveling some distance to view the property.

Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering any household goods, carpets or any built-in furniture.

Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers or tenant to commission their own survey or service reports before finalizing their offer to purchase.

Disclaimer: 99home is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible.
Please inform us if you become aware of any information being inaccurate.


Map & Nearby

Local Amenities

  • Fort Augustus Ferry Landing 3.6 miles
  • Inverness Loch Ness Ferry Landing 18.8 miles
  • Kilchuimen Primary School 3.9 miles
  • Kilchuimen Academy 3.9 miles

Local map of the area

Map and Street View Map showing location of property

Local Amenities

  • Fort Augustus Ferry Landing 3.6 miles
  • Inverness Loch Ness Ferry Landing 18.8 miles
  • Kilchuimen Primary School 3.9 miles
  • Kilchuimen Academy 3.9 miles
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Property descriptions and related information displayed on this page are marketing materials provided by 99Home Ltd. Zoopla does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions or related information provided here and they do not constitute property particulars. Please contact 99Home Ltd for full details and further information.