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Substantial Hostel and Campsite Business in Popular Kinlochleven

Kinlochleven, Scottish Highlands
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Blackwater Hostel / Rightbiz


  • Substantial hostel and campsite business set over 2 separate sites set in an area of unmatched natural beauty in the popular tourist location of Kinlochleven.
  • The Blackwater site comprises a modern 39-bed hostel, 10 popular glamping pods and a 30-pitch camp site.
  • The West Highland Lodge site offers a modern 32-bed hostel with excellent amenity space and outbuildings.
  • Private and comfortable 2-bedroom owners chalet in an elevated position boasting superlative views over Kinlochleven.
  • Seasonal trading model for both aspects of the business, operating independently of each other separately producing a high level of turnover with a commendable profitability.

Blackwater Hostel, Glamping and Campsite and West Highland Lodge are a well-established and profitable businesses set within the scenic tourist area of Kinlochleven on the ever-popular West Highland Way walking route. The sale consists of two independent operations in distinct geographical sites both within short walking distance of the village centre. 

The excellent Blackwater Hostel is situated by the river and offers a modern 39-bed hostel, plus 10 well-appointed glamping pods and a 30-pitch camping site; all with stunning views to the mountains. This business is being offered as an assignation of a long-lease with c80 years left to run.

In an elevated situation is the West Highland Lodge, a 32-bed hostel and a 2-bedroom well-appointed owners chalet, both boast picturesque views over Loch Leven and the surrounding hills. This unit is being offered for sale as a Freehold acquisition.

This sale offers a rare opportunity to purchase a substantial, high quality, long established, well-performing and beautifully presented family business, which is trading to a commendable level of profitability but also offers room for further develop to take the business to the next level. 

It is the current owners desire to reduce their current work commitments and retire from the hospitality industry, hence bringing this rarely available and superb family business to the market.  

The business is strategically located between Fort William and Glencoe on the West Highland Way which draws in a huge number of visitors to the village. The current business model operates for 10 months of the year, closing between November and February to give staff holidays and carry out maintenance, however, new owners could trade year-round as the demand is there, should they so wish. The business benefits from a strong reputation, both locally and on popular online review sites, this is reflected with the large numbers of repeat customers who return on a regular basis. The current owners are hands-off in the day to day running of the business, only supporting their managers as required. This sustainable business opportunity benefits from a high level of occupancy during the main season, indeed the majority of trade is generated from March to mid November. Situated in a strong trading area, the business welcomes groups who have sole occupancy of hostels for weekends and weekly lets as well as families and outdoor enthusiasts who are touring the Highlands. This well-performing business represents a sound level of return on investment for new owners. 

Income is generated through the operation of the Blackwater Hostel which combines a 39-bed hostel, 10 glamping pods and 30 camping pitches. In addition, West Highland Lodge operates a 32-bed hostel in a separate location but close-by.

The majority of the trade is generated between April and October offering an easy-to-operate lifestyle opportunity. Much of the trade is generated by walkers and climbers and other outdoor enthusiasts. The popular West Highland Way runs through the village and generates a great deal of footfall. This venture would ideally suit experienced operators who could bring their flair, imagination and energy to take the operation to the next level.

The businesses have a modern website with an automated booking system (freetobook) which generates a high level of direct bookings. In addition, both businesses utilise online booking platforms. 

Kinlochleven has a population of circa 1000 inhabitants which swells with the influx of visitors during the main tourism season, Easter to October. The village is the penultimate stop on the West Highland Way attracting many thousands of walkers each year and plays a vital role in the Kinlochleven economy with both primary and secondary education plus a range of other social and welfare facilities. Kinlochleven is 21 miles from Fort William “the Outdoor Capital of the UK” and is only 6 miles from Glencoe. The area surrounding Kinlochleven comprises rugged mountains, deep-sea lochs and beautiful coastline presenting some of Scotland’s most spectacular scenery and with it a host of bird and wildlife.  Miles of unspoilt countryside and iconic Munros provide terrain to please walkers and climbers of all aptitudes.  Sailing, water sports, coastal cruising and fishing are all available locally.  Field sports and mountain biking are other popular pursuits. The proximity to Nevis Range Mountain Resort and the Glencoe Ski Resort adds skiing to the list in winter.  The popularity of the area for winter sports complements summer tourism to potentially develop the business further. Kinlochleven is also the home of the world’s highest indoor ice-climbing wall and plans are afoot to build the longest Zip-Line in Scotland.


The Blackwater Hostel, was previously a derelict building before being fully renovated and opened in 1999. Of stone construction and pine cladding the business is set over two floors with newly fitted double glazing throughout. The building offers excellent en-suite bedrooms, with the exception of room 6 which has 2 bathrooms. Bunk rooms configured as follows:

Ground Floor
Room 1 - Sleeps 4 people with en-suite shower room 
Room 2 - Sleeps 4 people with en-suite shower room 
Room 3 - Sleeps 4 people with en-suite shower room 
Room 4 - Sleeps 3 people with en-suite shower room 

First Floor
Room 5 - Sleeps 2 people with en-suite shower room 
Room 6 - Sleeps 8 people with en-suite shower room 
Room 7 - Sleeps 3 people with en-suite shower room 
Room 8 - Sleeps 4 people with en-suite shower room 
Room 9 - Sleeps 3 people with en-suite shower room 
Room 10 - Sleeps 4 people with en-suite shower room 

On the ground floor is a substantial communal dining room to seat 39 persons, which comes well-presented and fully furnished with tables and chairs, together with large screen TV and sofa seating area. Adjacent to the dining room is a large, modern and well-equipped kitchen with stainless steel work surfaces and modern appliances. There is a separate laundry room. On the first floor, in addition to the 5 bunk rooms, are communal seating areas within the hallway. The property benefits from double glazing throughout. Externally to the rear of the property is an area with bench seating for 16, ideal for BBQ’s and socialising on a pleasant summers evening. 

Glamping Pods
The 10 glamping pods boast a stunning setting and are conveniently adjacent to the car parking area and ablution block in the main building. The pods are configured to 4 mini lodges, 3 micro lodges and 3 mega lodges. Each pod is well-appointed with kitchen area including fridge, kettle and microwave, TV, heater and external seating space. All the mattresses have been replaced at the start of this year and benefit from super-fast broadband. There is potential to increase the number of pods should a new owner so desire. 

The campsite in set on an area of level grassed land beyond the glamping pods and within a short walk of the ablution facilities. The camping area can site 30 tents comfortably and offers a tranquil setting being close to the river and with a stunning mountainous backdrop. 

Ablution Block
Within the main Blackwater Hostel building is a modern ablution facility which offer a high standard of services to campers and glampers alike. Renovated fully in 2019, the block is accessed via code entry and has 3 showers, toilets and wash hand basins in both separate ladies and gents’ units. There are also 2 dryings rooms, a dehumidifier and external pot wash area for general use. 


The West Highland Lodge is situated in an elevated position and accessed via a path or road. The building, which dates back to the early 1900’s, and fully renovated in 2001, is of timber construction and has sheet metal profile roofing. The hostel is set over the ground floor and comprises of 8 bedrooms with 4 bunks per room. There are separate ladies and gent’s bathroom facilities plus shower rooms.  The hostel boasts modern kitchen facilities and a cosy seating/dining area to seat 32, as well as a separate drying room. Externally the site further benefits from laundry facilities which is purely for staff use and a storage lock up for bikes, plus ample parking facilities. 

The Chalet / Owners Accommodation
The chalet is located to the left of the West Highland Lodge and is currently configured to owner’s accommodation. Also of timber construction and tiled roof, the property comprises of fully fitted kitchen and dining room, spacious lounge, en-suite master bedroom and a twin bedroom together with a family bathroom. The property has a modern feel and boasts a high standard of fixtures and fittings throughout. The chalet has previously been used to generate another income stream and depending on the new owner’s situation this could be brought back into life. The chalet has a charming decked seating area with six seats and immense views over the village.  

All business aspects are represented well on, which was redone at the start of 2019 and are visible on social media channels including Facebook and Instagram.

Both sites benefit from main electricity, water and drainage is fully licensed and conforms to all fire regulations. Blackwater has a septic tank and oil central heating throughout, the showers have their own heating system also fed by oil. There is superfast broadband to the entire business site and double glazing throughout.  

Offers over £950,000 are invited for the freehold interests of the West Highland Lodge plus the assignation of the long-term lease for Blackwater Hostel, Glamping and Campsite. The sale includes the goodwill and trade contents (according to inventory). 

The sale is configured in such a way as the Blackwater Hostel and Campsite is held on a 99-year lease, which commenced in 1999. We are advised the annual rental is currently £11,560 VAT. The West Highland Lodge is a freehold sale.

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Listing Details
Freehold Price: £950,000
Tenure: Freehold
Sector: Camping Businesses, Holiday Businesses, Accommodation Businesses
Annual Turnover: Available upon request
Annual Net Profit: Available upon request
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