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Self Catering Apartments And Owners House In Inverness Shire

Invermoriston, Scottish Highlands
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Lann Dearg / RightBiz


Lann Dearg is a most desirable home and small business lifestyle opportunity set within the charming and popular village of Invermoriston in the heart of the Great Glen and adjacent to the shores of Loch Ness. This attractive business provides an outstanding trading location, is situated immediately on the Great Glen Way and is set within half an acre of established grounds. The property has an elevated position and has a breath-taking backdrop with forests and rising hills on all sides. This superb property has many attractive features in addition to its charming setting. Built in 1991, the bungalow offers all the comforts of a high quality modern residence, whilst the studios, completed in 2004, provide outstanding and flexible holiday accommodation. This home and business is presented to the market in walk-in condition and is ready to operate and with no requirement for additional significant capital investment. The sale of Lann Dearg represents an exceptional opportunity to own a prestigious property and operate a charming self-catering/B&B business in one of the most scenic areas of the Scottish Highlands. Currently operating in a relaxed manner to suit the needs of the current owners, Lann Dearg provides a true lifestyle business with owners choosing to either operate causally as the current owners do or on a more business focussed footing. Lann Dearg has the potential to generate a turnover in the region of £30-£40,000 per year with the resultant profitability. This is a small business but a truly delightful lifestyle.

Owned by our clients since January 2015, personal circumstances have resulted in this business being prematurely and reluctantly brought to the market due to a need to relocate South. Having moved to Lann Dearg primarily for a lifestyle change, the owners have continually chosen family over business, hence the largely untapped potential of the business, and their decision to relocate back down South following serious family illness. However, they are keen to handover Lann Dearg Studios with excellent forward bookings and to this effect bookings taken to date for 2017 are already 100% up on 2016.

The business currently operates 3 self-catering studio apartments within a detached accommodation building adjacent to the owner’s home. The apartments being utilised as self-catering or bed and breakfast accommodation as required. These studios are presented in excellent order with outstanding décor, fixtures and fittings. The business offers flexible accommodation to suit a wide range of clientele whether they are families, couples, individuals or small groups. The business operation is to mix the use of the accommodation between the two trading methods (self-catering and B&B). The business has the capacity to operate year round or in a restricted manner in the main season (Easter to the end of October). In addition to the three studios, there is scope to utilise bedrooms within the main house on a bed and breakfast basis if desired, thus increasing trade and potential income levels. Bookings for this season are already looking very positive; a well-maintained website, together with its association with many online sites and walking companies, means the business maintains a steady stream of bookings throughout the year.

Situated in the heart of the Highlands just off the main A82 arterial route, halfway between Inverness in the East and Fort William in the West, Invermoriston is also on the main A887 road to Skye. The business is strategically placed to benefit from those undertaking the Great Glen Way and / or wishing to undertake an odyssey of the West Coast and Highlands of Scotland. The area attracts tourists from all around the world, whether just to walk the Great Glen Way, or as a base for touring the Highlands / Scotland by car, with stays ranging from just one night to over two weeks’ duration. The area is also well known for field sports, fishing and water sports. The village of Invermoriston has a local hotel and convenience store. The village has a strong community spirit which utilises the modern village hall. A fuller range of services are located in Fort Augustus (6 miles) which include schooling, medical services and a wide range of social and retail facilities. Inverness, the capital of the Highlands, is 28 miles away (40-minute drive) which has the services associated with a modern city. Inverness has excellent communication links (rail, bus and air).

Lann Dearg is situated just off the A82 along a minor road which is well sign posted. Access to the property is via an aggregate drive leading to ample parking. The subjects comprise of two detached buildings of modern construction under pitched roofs.

This charming detached property built in 1991, is of modern construction and is set over 2 stories. It has benefitted from substantial investment and improvement since the owners purchased the property in 2015, not least the installation of stunning double glazed windows and doors within the last 12 months. All accommodation is at ground floor level except the dining room which is situated over the garage and accessed from the main hallway up a stairway. Entrance to the property is via a double-glazed door which leads into a vestibule. From the vestibule, there is a spacious store room. Through an inner door, the high-quality décor is immediately noticeable and is reflective of the standard throughout the house. To the right is a commodious lounge /dining room which has double aspect windows with attractive views to countryside. The lounge has a fireplace with brick surround. Also off the hallway is the spacious and modern kitchen with a breakfast bar. The kitchen is well-appointed and has a full range of services and facilities. From the kitchen, the utility room is accessed and has a washroom located off of it. The utility room leads to the garden opposite the studio building. The family bathroom is located off the hallway. It is spacious and well-appointed, offering a power shower, separate bath and standard fittings. A large linen cupboard is situated next to the bathroom. The 4 bedrooms are also found off the hallway with one bedroom being en- suite and another currently configured as an office. Each of the four bedrooms are very generous with fitted wardrobes. The quality of décor both within the rooms, bathroom and en-suite is of a good standard. Both the family bathroom and the en-suite have under floor heating. An attractive feature of this charming property is the triple aspect windowed dining room affording panoramic views of the surrounding area and towards Loch Ness. With exposed timbers, this charming room has a wonderful ambience. The room is currently set to 4 dining tables and has a benefit of a wood-burning stove.

The studios, constructed in 2004, are set over two floors; two studios on the ground floor with a further studio on the first floor being accessed by external stairs. All studios have private entrances from the outside. Although these apartments are currently used for holiday accommodation, the building could equally be utilised for family use as a granny annex or adult children accommodation etc. if desired.

On the ground floor, entry is into a modern well-appointed kitchen providing a good level of space. The kitchens have two ring electric hobs, built in appliances, and a good range of facilities including a breakfast bar. The open plan sitting area and bedroom is located off the kitchen. The rooms benefit from soft furnishings, dressing / writing table and comfortable zip and link beds; thus allowing for configuration to meet guest needs (double or twin). The modern en-suites located off the bedroom each have a walk-in power shower.

Situated on the first floor, this apartment has twice the floor area of the ground floor studios and benefits from a king-size bed. With its own hallway, the shower room, with power shower is off this space. The remaining area is open plan with a kitchen, dining area, bed space and soft seating area. The kitchen has a 4-ring electric hob and offers slightly larger work areas. This superior accommodation unit has a studio window offering views over Glen Moriston and along the Great Glen Way. All studios have large screen TVs, DVD player and IPod players. The décor of all studios is of a high standard with excellent quality fixtures and fittings.

The grounds are mainly set to lawns and shrubs etc, surrounded by a great number of trees providing an excellent level of privacy. The grounds extend to about 0.5 acre and provides excellent amenity space. There is a large workshop / garage (30 square meter) integral to the house with lighting and electric points. To the rear of the main house is a patio area and there is also a wood shed.

The subjects benefit from mains electricity and water supply with private drainage and septic tanks. The main house and studios benefit from separate oil-fired central heating. All properties are fully double glazed.

Trading information is not available for this newly owned property. Access to minimal trading figures and sight of forward bookings will be made available to seriously interested parties subsequent to viewing.

Because the vendors have chosen to operate as a lifestyle business they have only traded for a relatively small percentage of the year since purchasing the business, there is capacity to increase income substantially within the current business model by fully opening the current booking channels for a higher percentage of the year. In addition, there is scope, where new owners wish, to undertake further bed and breakfast letting within the main accommodation.
Listing Details
Freehold Price: £349,000
Tenure: Freehold
Sector: Accommodation Businesses, Hospitality Businesses, Holiday Flat
Key Features
  • With Car Park
  • Attractive Business
  • Prime Location
  • Fully Fitted
  • Potential for Alternative Use
  • Unique Business
  • Price Reduced
  • With Accommodation
  • Small Business
  • Home Based
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