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Modern 9 Bedroom Hotel in Tain

Tain, Scottish Highlands
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Carnegie Lodge / Rightbiz


The Carnegie Lodge Hotel is a modern and stunning detached property and can only be described as a rare opportunity for those looking to acquire a business with a distinctive character. This family operated business has been successfully traded by the vendors since January 2005. Built in the early 1970s, this extraordinary building provides guests with commendable comfort. The public areas and guest rooms have attractive décor and lovely furnishings in keeping with a good quality hotel. Throughout the property it is evident that the current owners have invested heavily to ensure they provide an enjoyable experience for their guests. In an easy-to-locate trading position, this well-signposted opportunity provides a most recognisable brand. It is the vendor’s change of personal circumstances that brings this exciting opportunity to the market.

The business generates a sound turnover of around £300,000 which is drawn from the three main income streams of food, accommodation and beverage sales. Trading profitably from 9 quality en-suite letting bedrooms supported by superb guest facilities which include a characterful bar and restaurant. This strong and sustainable trading entity operates year-round with the peak of activity in the main tourist season (Easter to October). The hotel has a sound trading reputation which is amply reflected throughout on-line review sites. The Carnegie Lodge Hotel draws in local trade, plus business to business activity. Throughout the summer season the hotel is frequented by the many visitors to the area enjoying the scenery and amenities on offer including fishing, golf, hillwalking, historic sites, distilleries, etc. The business is situated on the A9 which forms part of the popular North Coast 500 route, drawing in many new and unique visitors to the Northern Highlands.

Tain is an attractive and historic market town in Ross-Shire which sits on the A9, the main arterial route in the Scottish Highlands. Tain has a wide range of amenities including shops, supermarkets, medical facilities, schools and recreational facilities.  The hotel benefits from panoramic views towards the Dornoch Firth and the general location is certainly popular for walkers and field sportsmen with an abundance of local wildlife, trout and salmon fishing opportunities plus excellent wildfowling. Just as the array of wild duck and geese provide sustainable sport for wildfowlers during the winter months, there are many local reserve areas frequented by ornithologists who come to watch these wildfowl, wading and seabird species. Golf is another popular activity in the area with a championship standard course in Tain plus the famous Championship Course of Royal Dornoch which is only a short drive away. Slightly further north the Brora Golf Course is also an excellent venue as designed by James Braid. For tourists Tain is well placed to explore a range of castles, distilleries and indeed is a good base from which to make a day trip to Loch Ness and visit the Highland Capital itself. This area of natural beauty is popular with holidaymakers and supports a number of caravan, camping and self-catering accommodation options which in turn fuels demand for the hotels services. The locale is well-known for its lovely golden sand beaches, especially at Dornoch and Portmahomack, both within a short drive.

The Carnegie Lodge Hotel is well-signed from the A9 and is easy to locate.This detached modern building has been well-maintained. Sitting in spacious grounds with ample parking, the elevated trading location of the Hotel affords excellent coastal and rural views. Built in the 1970s, the property is set to a single storey structure under a pitched roof and is presented in superb decorative order throughout with excellent furnishings, fixtures and fittings.

The access to The Carnegie Lodge Hotel is gained through the gravel carpark which leads to the main entrance. Steps up to a covered and well-lit decking area lead to a front entrance where the quality tartan carpet gives rise to the excellent quality of fixtures and fittings. Upon entry guests come into a spacious and smart reception area which is set to soft furnishings and tables to seat 12. Immediately adjacent to the reception is an attractive and characterful bar which can comfortably seat 22 guests utilising free-standing tables and chairs. This lovely area has a snug corner bar and solid fuel fire both generating a fine ambience. A small doorway leads from the bar to the patio area towards the front of the building where bench seating allows guests to enjoy an al-fresco drink during the long summer months. Along from the reception area is the stunning restaurant which can seat up to 80 guests for dinner or a formal function and up to 100 guests for informal events. The restaurant has an atmosphere that is entirely in keeping with the high standards of a modern catering facility and benefits from a charming ambience. As guests enter the restaurant they are met at the concierge desk. The Restaurant has two distinct areas; the main room plus a sunroom, both spaces offer excellent views. From the restaurant are patio doors leading to a further area of decking set to bench seating. A further attractive feature of the restaurant is the spacious and well-equipped staff service station. Access to ladies and gents toilet facilities is gained from the main reception.

The hotel has 9 comfortable letting bedrooms all on the ground floor providing ease of access for guests. Three of the rooms are located off the main reception area and the other 6 are accessed by a separated door off the front patio area. Rooms are spacious, well-decorated and furnished to a high standard benefiting from smart en-suite power-shower facilities. In-room facilities include TVs with Free-view, hospitality trays, fresh fruit, iron and ironing board. Telephones in each room provide outside line access in addition to a direct link to the hotel reception providing room service. Wireless routers provides free Wi-Fi in all rooms and areas of the hotel. Rooms are configured as follows:

Room 1 to 6 - Twin / super-king rooms with en-suite shower rooms 
Room 7 – Single with en-suite shower room
Room 8 – Double with en-suite shower rooms
Room 9 – Twin / super-king rooms with en-suite shower room

The highly functional commercial kitchen is very well-equipped with good ancillary food preparation and support rooms including excellent dry-goods, refrigeration and freezer storage. The kitchen benefits from a walk-in chiller with further freezer chill storage in the garage/workshop. Fully meeting EHO standards, the kitchen is designed to cater to a high standard of cuisine. There is a cellar, numerous housekeeping cupboards and laundry room.

There is no allocated owner’s accommodation within the property but new owners could allocate a suite of rooms to personal occupation if so desired. The vendors own a house adjacent to the Lodge which could be available by separate negotiation. Full details are available upon request.

Carnegie Lodge is set within spacious grounds being mainly laid to grass with a range of bushes and shrubs. There are a number of bench seats within the grounds. There is excellent external lighting with some period style lamp-posts. Car parking for over 20 cars is available within the gravel carpark. A large workshop / garage is used for general storage.  There is ample external space offering some development potential subject to consents.

Mains electricity, water and drainage. LPG gas for cooking with central heating and hot water provided via an oil-fired boiler. The property is double glazed. The business is fully fire compliant.

Listing Details
Freehold Price: £549,000
Tenure: Freehold
Sector: Hotels, Restaurants, Accommodation Businesses
Annual Turnover: Available upon request
Annual Net Profit: Available upon request
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