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Outstanding 13 Bedroom Guest House in Inverness

Inverness, Scottish Highlands
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Whin Park / Rightbiz


Whin Park Guest House is a most attractive villa enjoying an excellent trading location in a most desirable area of Inverness.  This Victorian villa built in the 1890’s is close to the River Ness, Eden Court Theatre and Inverness Cathedral and is also within 5 minutes’ walk of the City Centre and a wide range of restaurants and shops. Situated on Ardross Street within an area renowned for its Guest Houses and offices, this is an excellent business opportunity. Trading from a most prominent location, the business operates as a quality Guest House providing a good level of service and facilities.  This Bed and Breakfast can accommodate a maximum of 30 guests.  The owner takes great pride in presenting this charming property to guests, ensuring they receive a particularly warm and friendly welcome. The current vendor has owned and operated the property since 1994. Since this time he has maintained the business to a high standard with improvements ongoing including a new boiler installed and roofing upgrades undertaken in 2018. The property is presented in walk-in condition providing a superb opportunity for new owners.
The owner operates on a bed and breakfast basis only, trading year-round as a sole owner / operator with the help of two full-time staff. With exceptionally strong demand in the main season and steady trade throughout the remaining year, the business trades well over the VAT threshold with a turnover in excess of £200k. Whin Park is a well-established business resulting in a constant stream of regular trade with many repeat visitors who have used the services of this attractive Guest House over many years. Business is also generated from the various online booking agencies utilised such as and the Guest Houses’ own website. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and parking is readily available both on street and in the private rear car-park. 

The vendor has owned / operated the Guest House for over 23 years and has now decided to retire from the hospitality sector and concentrate on other business interests.

The centre of Inverness is but a few minutes’ walk from the Guest House and ideally situated for those either visiting nearby shops, restaurants etc. or working in the City. The Guest House is a short walk from the ever-popular Eden Court Theatre and Conference Centre. 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 Scotland’s medieval past while Culloden Battlefield and Visitor Centre is an ongoing testament to Bonnie Prince Charlie’s 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. Inverness is a vibrant and growing City and with such expansion comes many opportunities in both commerce and social activities. Such growth benefits established hospitality businesses and ensures a year-round trade. 

Of traditional construction, built in 1890s, Whin Park is a substantial detached villa, stone built under a pitched slate roof with more modern extensions to the rear. The property is deceptively spacious with accommodation being laid out across three levels.

Entry to the property is via a substantial solid outer door which leads into a beautifully tiled vestibule in original Victorian style, and thereafter through an inner door is the spacious reception hallway. This hallway affords access to the guest lounge and dining room to the front of the building. Both rooms offer large bay windows and retain the period features enjoyed by Victorian properties such as high skirting boards, cornicing, picture rails, ceiling roses and wooden panelling.

The formal dining room is set to 7 tables and can seat 16, with additional dining tables available in the guest lounge when required at busy times. The lounge also offers a range of comfortable seating and an area in which to relax. The kitchen and utility areas are spacious, there is a small commercial kitchen which comes with a range of commercial appliances as well as a further area which is attractively fitted out and is more residential in nature. The kitchen provides ample space for both business and personal use and affords ample storage to the rear.  There is also a small office space located here. The property benefits from being mostly double glazed throughout. The business has Wi-Fi capability, and a fire alarm system.

The owner utilises a large double bedroom/sitting room on the ground floor which has patio doors and access to the rear of the property.

In total the Guest House has 13 letting bedrooms, spread over three floors and configured as follows:

Ground Floor
Room 10 - Family room - king size and single bed - en-suite shower room
Room 11 - Double room - en-suite shower room 
Room 12 - Single room - private shower room across hall
Room 14 - Family room - king size and single bed - en-suite shower room
First Floor
Room 6 - Double room - en-suite shower room
Room 7 - Twin room - en-suite shower room
Room 8 - Twin room - en-suite shower room
Room 9 - Double room - en suite shower room 
Upper First Floor
Room 1 - Double room -  en-suite shower room 
Room 2 - Family room - 1 king size and 2 single beds - en-suite shower room
Room 3 - Single room - en-suite shower room
Room 4 -  Family room - king size and single bed - en-suite shower room
Room 5 - Double room - en-suite shower room

Each room is equipped with tea & coffee making facilities, flat screen television, hairdryers etc. All rooms are presented to a comfortable standard with new beds and modern and fresh shower rooms.  

The current owner utilises a large bedroom/sitting area on the ground floor.

With excellent signage, Whin Park is a substantial property and benefits from a central location to the City of Inverness. The main frontage of the building has a prominent roadside location and offers easy access and a small easily maintained front garden. Access to the rear is via a wooden gate into a car parking area suitable for 6 cars.

Whin Park presently trades on a bed and breakfast basis only but enthusiastic new owners could also promote evening meals if so desired. There is scope to develop the subjects further and there is a lapsed planning application which involved reconfiguring the extension area completely, raising the number of letting rooms to 23.  Details can be made available to interested parties. A copy of the plans for the proposed extension are available on request.

The property benefits from mains electricity, gas, water and drainage. Central heating is gas fired and a new boiler was installed in 2018. Whin Park Guest House is fully compliant with extant fire regulations. The Guest House complies with environmental health requirements. 

Listing Details
Freehold Price: £780,000
Tenure: Freehold
Sector: Bed And Breakfast, Hotels, Accommodation Businesses
Annual Turnover: Available upon request
Annual Net Profit: Available upon request
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