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Property Listing Details

6 bed semi-detached house for sale

Eden House Guest House, 8 Ballifeary Road, Inverness IV3

Offers over


Property details

  • 6 bedrooms
  • 6 bathrooms


  • Freehold
  • Private garden
  • Off street parking
  • Central heating

Listing view statistics

Last 30 days: 226 page views

Since listed: 1881 page views


Eden House Guest House is a most attractive semi-detached property enjoying a popular trading location, situated close to the city centre and a range of local amenities. This is truly a must view property for anyone wishing to own a prestigious home and a lovely lifestyle business venture. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. The business benefits from a 4-Star stb grading. The vendors present their business to a creditable standard, providing a truly walk-in business opportunity for new owners. The 5 letting bedrooms are presented to an exceptional standard. The owners accommodation provides a flexible living space with a lounge and conservatory plus double bedroom and bathroom. The external aspects have been maximized to present a lovely enclosed garden area. To the front of the property is off-road parking for guests.

Reason for sale
The present owners acquired Eden House in 2002 and have enjoyed the rewarding and successful lifestyle associated with operating such a lovely business. Due to their wish to fully retire, this superb business and excellent home and income opportunity is presented to the market.

The centre of Inverness is but a few minutes walk from the guest house, ideally situated for those either visiting nearby shops, restaurants etc. Or working in the City. 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 Scotlands medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlies 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.

The City of Inverness is thriving and growing and such expansion provides advantages in both commercial and social opportunities. Within the hospitality industry this is especially relevant as it is increasing trade outwith the main tourist season. Inverness is also a popular place to live with a full range of services and facilities you would expect of a city, including a range of education options up to university level. The City has a vibrant social scene and has a range of sporting and cultural centres offering a diversity in leisure and entertainment options. The main railway station with regular trains from London, Edinburgh and Aberdeen is within a short walk of the guest house. The airport is only a short taxi drive away with regular direct flights from a range of UK and international destinations.

The property
Of traditional construction, built in the late 1800s, Eden House is a substantial Victorian semi-detached villa, stone built under a pitched slate roof with more modern extensions to the side and rear. The property is deceptively spacious with accommodation being laid out across two floors. The guest house has been extensively modernised and represents a turn-key operation, ready for new owners to commence trading immediately upon entry.

The customer entrance is at street level providing ease of access for less mobile guests. Entry to the property is via a glazed outer door which leads into a spacious sunroom vestibule which benefits from original Victorian tiling and offers ample space for visitors plus a seating area. Thereafter through an inner door is a large and resplendent reception hallway which exudes the character and charm, so well reflected throughout the property but of note is the high ceiling and attractive etched and stained windows. In addition, the hallway has a feature gas fireplace which adds to the lovely ambience of this property. To the right of the hallway is the bright and commodious guest dining room which is set to 5 tables. This room benefits from a bay window providing ample natural light; this coupled with good quality decor makes this both a cosy and delightful room. Also accessed from the entrance is the delightful guest lounge area set within a snug sun room. A letting bedroom is available off the main hallway, with the further 4 letting bedrooms accessed via stairs to the first floor.

Letting bedrooms
In total the guest house has 5 bedrooms; 4 with en-suites and 1 with partial en-suite and private facilities. The bedroom located on the ground floor is ideal for less able guests. Each room is equipped with tea & coffee making facilities, Freeview television, hairdryers, luggage racks etc. The bedrooms are well appointed with seating areas and fine furnishings. All rooms are presented to a high standard and are configured as follows:

Bedroom 1 - First floor - Double with en-suite W.C. Plus private shower room
Bedroom 2 - First floor - Twin with walk-in wardrobe and en-suite shower room
Bedroom 3 - First floor - Double with en-suite shower room
Bedroom 4 - First floor - Double with en-suite shower room
Bedroom 5 - Ground floor - Twin with en-suite bathroom

Room 4 is currently utilised by the owners for their private use.

Owners accommodation
The owners retain a suite of rooms on the lower ground floor and a double bedroom on the first floor. The owners accommodation is completely private and situated to the rear of the building with a private entrance to the side of the subjects. The smart sitting room has a gas stove with an attractive brick surround and is located off the main hallway, making it ideally located for supervising guest arrivals. From the sitting room one door leads to a small inner hallway giving access to stairs and the owners bedroom and an opening leading to the well-appointed kitchen which comes with a range of modern fitted units and integrated appliances. The kitchen provides ample space for both business and personal use with a range of floor and wall mounted units. Also accessible from the kitchen is the large conservatory with French doors leading to the rear aspects of the property and spacious garden.

With excellent signage, Eden House is a substantial property benefitting from a prominent roadside location and offers easy access with a tarmac parking area to the front plus a feature stone wall. There is a spacious and well-maintained garden area set to the side and rear of the subjects mainly set to lawn and shrubs. There is a drying area and small patio area. A large shed plus a small additional shed provide a good level of storage for bikes etc. There are 5 parking spaces on the tarmac drive within the subjects plus there is also on-street parking.

The property benefits from mains electricity, gas, water and drainage. Central heating and hot water is gas fired. The guest house complies with environmental health requirements and has a fire alarm system. The property has Wi-Fi throughout.

You could get

Superfast broadband Superfast broadband

Up to 79.6 Mbps (Source: Ofcom)

Map & Nearby

Local Amenities

  • Inverness 0.7 miles
  • Inverness Loch Ness Ferry Landing 5.7 miles
  • Central Primary School 0.3 miles
  • Inverness High School 0.3 miles

Local map of the area

Map and Street View Map showing location of property

Local Amenities

  • Inverness 0.7 miles
  • Inverness Loch Ness Ferry Landing 5.7 miles
  • Central Primary School 0.3 miles
  • Inverness High School 0.3 miles

Market stats

Sale activity

Average estimated value for a house in IV3:

  • £172,385
  • Price decrease

  • -£516
  • (-0.298%)
  • Over the last 12 months

In the last 12 months

  • Average sale price

  • Properties sold


Rental opportunities

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The Agent

Price history

Sold prices provided by Land Registry
30th Apr 2019 £430,000 First listed

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Property descriptions and related information displayed on this page are marketing materials provided by ASG Commercial. 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 ASG Commercial for full details and further information.