Key Features
Family run guesthouse and glamping retreat in central Aviemore
Licensed for 16 guests in the house and 8 in the glamping pods (valid to Nov 2027)
Main house includes four ensuite letting rooms plus private owner’s accommodation
Four luxury glamping pods with shared bothy, each sleeping two guests
Large 1,227 m² plot close to pubs, restaurants, and transport links
Strong trading reputation with a VisitScotland 4-star rating, AA inspection, TripAdvisor awards, and high ratings
Repeat business including tour partners and walking groups, good social media presence
Run by owners with support from two casual staff
Owners selling after more than 7 years to relocate for family commitments
Aviemore offers strong amenities, transport links, and year round outdoor activities
Highlight
Established family-run guesthouse and glamping retreat in central Aviemore with licensed capacity, strong reputation, and repeat trade.
Description
Eriskay is a charming, family-run guesthouse and glamping retreat set within a peaceful cul-de-sac in the heart of Aviemore, offering an exceptional lifestyle and business opportunity within the Cairngorms National Park. The business has 2 short term letting licenses, one for 16 guest, home sharing, and second license for 8 guests, secondary letting.
The property comprises a detached house with four well-appointed ensuite letting rooms, alongside a private, self-contained owner’s accommodation featuring a further ensuite bedroom, comfortable lounge, and a secluded patio with pergola. Licensed for up to 16 guests (valid until November 2027).
Complementing the main house are four attractive glamping pods, each with its own deck, and access to a shared bothy equipped with cooking facilities and sociable seating space. Licensed for up to 8 guests (valid until November 2027).
Set on a generous plot of approximately 1,227m², this unique property provides an ideal base for exploring the wider Highlands, with Inverness, Fort William, Loch Ness and the Isle of Skye all within easy reach. It also enjoys a prime position just a short stroll from Aviemore’s vibrant selection of pubs, restaurants and transport links.
Trade
The business places strong emphasis on supporting local suppliers, ensuring a consistent standard of fresh, high-quality produce. Guests can enjoy an optional, wholesome breakfast with a generous selection, providing an excellent start to the day. The property has been AA quality inspected, VisitScotland 4-star rated and benefits from an outstanding trading reputation, evidenced by TripAdvisor Travellers’ Choice awards from 2021 to 2025. With an impressive 4.9 rating and an exceptional 9.5 score on Booking.com, the business is consistently ranked among the top three in Aviemore on the platform.
The business enjoys a high level of repeat custom and has established relationships with tour operators providing bookings from across the world as well as regular walking groups. This provides a reliable and consistent income stream. It also benefits from an active and growing social media presence, supporting ongoing marketing and guest engagement.
Profitable business which offers clear potential for future growth and increased revenue.
Location
Aviemore is a vibrant Highland town at the heart of the Cairngorms National Park, renowned for its stunning natural surroundings and year-round outdoor activities. It serves as a gateway to the Cairngorm Mountains, offering opportunities for hiking, mountain biking, climbing, watersports on nearby lochs, wildlife watching, and winter sports.
The town also boasts a wide range of amenities, including pubs, restaurants, shops, and excellent rail and bus connections, making it both a popular destination for tourists and a convenient base for exploring the wider Highlands.
Aviemore falls within the catchment areas for Aviemore Primary School and Kingussie High School, making it an attractive location for families as well as visitors.
The town benefits from strong transport links to other parts of Scotland, including Inverness, Fort William, the Isle of Skye, and Loch Ness, making it an ideal hub for exploring the region. Its combination of scenic beauty, outdoor adventure, accessibility, and strong local amenities has cemented Aviemore as one of Scotland’s most sought-after destinations.
Accommodation
The Property
Eriskay House is a charming, single-story contemporary home, built around the mid-1980’s under a pitched tiled roof, with the front clad in larch to harmonise with the nearby glamping pods. The spacious reception hallway leads to a bright lounge and dining area, the kitchen through which access is gained to the owner’s apartment, laundry/utility room, the guest lounge, and a corridor leading to the ensuite letting bedrooms.
Owners Accommodation
The owner’s accommodation is accessed via the kitchen, offering complete privacy and the potential to function as a fully self-contained apartment. It features a spacious lounge with patio doors which open onto a sunny private patio, a double bedroom with double-aspect windows, and an en-suite shower room.
SUMMER HOUSE
Situated just outside the utility room is a spacious wooden summer house with a covered pergola. The large, carpeted building is fully equipped with electrics and is currently used as an occasional owners bedroom. It offers a versatile space that could easily be enhanced for additional comfort or used for extra storage.
Terms
Reason For Sale
After owning and running for more than 7 years it is the owners desire to relocate due to family commitments.
Rates / Council Tax
Eriskay House has a rateable value £17,600 as at April 2026, property reference number 07/04/155562/7. This is made up of £4,400 residential apportionment and £13,200 non-residential apportionment. A Council Tax Band B (reference number 07/04/155561/0) is payable for the residential accommodation.
Please note the business may benefit from a discount under the Small Business Bonus Scheme for eligible businesses.
Finance and Legal Services
ASG Commercial Ltd is in touch with a variety of different lenders who can provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction where appropriate. We also have many contacts in the legal profession who can assist in all legal matters arising.
Specification
The subjects benefit from mains electricity, gas, water and drainage. The Guest House is equipped with 44 roof-mounted solar panels with an inverter, enhancing energy efficiency, lowering operating costs, and providing strong environmental credentials. The property is double glazed and has electrical storage heaters. High speed Wi-Fi is available throughout.