The Royal Hotel , , Marine Terrace, Cromarty, IV11 8YN
not specified / Leisure / Hotel
For Sale
- £590,000.00
Available - Last updated: 31 July 2025
Key Features
Attractive and substantial fully licenced hotel located in a commanding trading position in the ever-popular community of Cromarty
Trades throughout the year generating excellent profitability and turnover
The Royal Hotel has a strong reputation for good food
Offers popular public and lounge bars, modern restaurant, 8 attractive and individual en-suite letting bedrooms, external seating areas and generous guest parking
Spacious and comfortable Manager’s accommodation is available together with well-equipped service areas and plenty of storage to support the business activities
Highlight
Substantial business opportunity trading profitability within a stunning coastal setting, comprising lodge accommodation with capacity to sleep up to 81 guests, plus highly popular restaurant and iconic bar.
Description
The Royal Hotel is a beautifully appointed detached property, built in 1700s, located close to the centre of the popular community of Cromarty. The property was developed and extended over a number of stages, most notably in 1930. By 1855 the property was being used as a hotel, named the Admiral Napier Hotel. In 1913 the hotel was nationalised, and remained so until 1972. Purchased by the current owners 2010, the building has enjoyed some significant upgrades to create this very successful operation.
The hotel is well-known and enjoys an outstanding reputation for the quality of the provision offered. With an excellent standing as evidenced on various review sites, there is no doubt that the purchase of The Royal Hotel offers an exciting opportunity. The business currently trades year-round, with the majority of trade occurring during the main tourist season (April to October). This spacious hotel offers guests a high standard of accommodation in both the bar and restaurant areas. The 8 en-suite letting bedrooms are all individually finished to a beautiful standard. The opportunity to relax in a comfortable outside space makes the most of the beautiful location near the water.
Trade
The business currently has a reliable and mostly local team of staff, who are used to working throughout the hotel, turning their hand to whatever is required. The business operates all year except closing for the month of November to allow staff and management some holiday time. Over the winter months the restaurant and bar are operated mostly for locals, some of whom travel a distance to enjoy the pleasant surrounds and good food offered.
Currently the hotel is not actively marketed during the winter months thus representing an opportunity for new owners who wished to maximise year-round trade. Historically the function room has been used for storage but this space could be a valuable commodity for the village and the Black Isle as a whole if the new owners wished to develop its usage.
The business’s profitability levels are improving, back towards pre-COVID levels. Over the last few years, the vendors have invested extensively in the property by developing the ensuite facilities, new carpets throughout and heating system for example.
The hotel's website can be found at https://www.royalhotel-cromarty.co.uk/
Location
Cromarty is an attractive, seaside community set within a stunning part of Scotland with strong nautical connections. The Royal Hotel sits in the middle of the village of Cromarty located along the coastal road. The general Moray Firth area boasts numerous splendid beaches, quality golf courses and places of general interest.
The region is renowned for its sea life and the firths and sea around the coast are home to seals, minke whales and the ever-popular bottle nose dolphins. Cromarty is a popular destination from which to undertake boat excursions to see these wonderful creatures. Water sports and fishing are highly popular activities in the area, as are field sports.
Cromarty itself is quaint pretty village with a thriving community benefitting from unique retail outlets such as a gallery and cheese shop. A fine example of an 18th century village, it is a popular tourist destination as well as a regular destination for more local clientele wanting a day out closer to home. As well as the attractive independent shops on offer, amenities include a well-known bakery, grocery shop, butcher, pubs, restaurants, café, museums, post office and garage, medical centre and primary school. Secondary children attend the renowned Fortrose Academy.Accommodation
The Property
The Royal Hotel is a prestigious detached villa of traditional stone construction under a slate roof, with a number of tasteful extensions. The property has been extended to the front to provide a conservatory, offering a very pleasant environment during cooler days and to enjoy the evening sun and views. There are two main entrances to the building from the Firth side of the building, one through the conservatory into the main hotel reception area and the other directly into the lounge bar. There are other entrances directly into the public bar on the east side of the property, the kitchen, the cellar and the function room, all adding functional benefits.
Owners Accommodation
The spacious owner’s accommodation is a secure area located on the second floor. The accommodation comprises a large double bedroom and 2 further smaller bedrooms, bathroom and a comfortable and spacious lounge / kitchen / dining area. This suite is currently rented as an apartment.
INTERNAL STAFF ACCOMMODATION OPTION
There are currently 2 en-suite bedrooms being used for staff, these are an addition to the letting rooms above.
Terms
Reason For Sale
Having purchased the property in 2010 and upgraded the facilities to generate the successful operation it is today; the owners wish to move onto other business ventures.
Rates / Council Tax
The rateable value of the business is £35,000 as at April 2023.
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 property benefits from mains electricity, biomass heating and hot water, LPG gas for cooking, mains water and drainage. The hotel complies with environmental health requirements, has a wireless fire alarm system and is Wi-Fi enabled throughout.
The biomass-fired central heating was installed in 2015 and is wholly owned and maintained by the hotel. The installation is eligible for RHI payments, worth around £20,000 per annum until 2035.
Property Quote Price(s)
| Description | Sale type | Guide price | Price type |
| The Royal Hotel |
For Sale Freehold
|
£590,000.00
| NA |
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