Bosta Bed and Breakfast , , 27 Glenurquhart Road, Inverness, IV3 5NZ
not specified / Leisure / Hotel
For Sale
- £425,000.00
Available - Last updated: 09 July 2025
Key Features
A substantial Victorian bed and breakfast set within the ever-popular city of Inverness
Easy-to-operate business
Profitable business with opportunity for further development
Lifestyle business opportunity
4 letting bedrooms currently only trading during summer season
Licenced for 15 guests
Prominent trading location on a major arterial route, in the capital of the Highlands with ease of access to a wide range of facilities and amenities
Includes 7 bedrooms, 7 bathrooms and 2 public rooms
Separate log cabin in the garden grounds
Off-road parking plus public parking close-by
Highlight
Bosta Bed and Breakfast is an attractive late-Victorian property dating from around 1900. This property has a substantial footprint and should be considered as a must-view option for anyone wishing to own a large property with strong business potential in a popular area of Inverness.
Description
Bosta Bed and Breakfast is an attractive late-Victorian property dating from around 1900. This property has a substantial footprint and should be considered as a must-view option for anyone wishing to own a large property with strong business potential in a popular area of Inverness. Presented in excellent condition this property offers new owners the opportunity to develop a sound trading entity whilst having a spacious home. The property offers a mix of accommodation; 7 bedrooms, 7 bath / shower rooms, 3 lounges / dining room as well as a log cabin in the garden. All letting accommodation is presented to a good level although new owners may wish to stamp their own personality on the owners’ accommodation. This property offers a superb home and income earning proposition in an outstanding location.
Trade
Trading from a most prominent location, the business successfully operates as a 4-bedroom guest house deriving trade from the many holidaymakers who visit Inverness and the surrounding areas. Whilst trading seasonally, the business enjoys a good level of profits whilst extending the operating period would offer the opportunity to build on that solid foundation. Tourism is a key income stream of trade for many B&B's in Inverness. The area attracts a high level of visitors who wish to play golf, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features. The property is a mere 10 min drive from Loch Ness. Bosta trades between April and October through the owners’ choice. However, there is capacity to trade year-round as demand for accommodation from visitors and business-to-business related activity remains positive during the winter months.
The current owners utilise various online booking platforms to promote their business including Visit Scotland. Currently there is not a dedicated website for the business. The location and stature of the building is such that it is easy to locate for those who have booked and the casual passer-by seeking accommodation.
Location
The centre of Inverness is a few minutes' walk from the guest house and ideally situated for those either visiting nearby shops and restaurants or working in the city. Inverness has extensive facilities for visitors, boasting numerous golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues which includes 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 1745/6. 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.
Inverness is also a popular city in which to live with a vibrant cultural offering and the presence of many social and entertainment venues close-by. The city also has excellent communications links (bus and rail station, with the airport 15 minutes' drive away). Schooling in Inverness is plentiful plus UHI provides a wide-range of tertiary level courses. The welfare amenities in Inverness are also excellent with a major hospital plus many outreach services.Accommodation
The Property
The original aspects are of traditional stone construction under a pitched slate roof with modern extensions to the side and rear. The original subjects were built c1900 and we understand the extension to the owners’ accommodation was completed around 1980. Bosta Bed and Breakfast is a substantial detached villa which sits over 2 floors. The property is deceptively spacious with accommodation being laid out across two floors.
Owners Accommodation
The owners currently utilise the majority of the ground floor for personal use, with the breakfasting area being part of the reception of the property. The property is extremely flexible and could be reconfigured to the needs of new owners.
To the right of the reception area is a spacious and bright lounge, currently used by the owners, which could be reconfigured as a guest breakfast area.. This attractive room has a feature gas fireplace. There is a well-appointed kitchen with wall and floor-mounted units also benefitting from a range cooker and other fitted appliances. Off the kitchen is a utility area with washing machine and W.C. Adjacent to the kitchen is a spacious room which the current owners are utilising as a store / office. This is an attractive light and bright room which is accessed from the kitchen and benefits from direct access to the front and rear gardens.
There are 3 bedrooms to the rear of the property on the ground floor as well as 2 shower rooms.
Terms
Reason For Sale
The present owners purchased Bosta in 2019 and have enjoyed their time operating the business. However, it is their desire to retire from hospitality and pursue a new venture that brings this opportunity to the market.
Rates / Council Tax
The guest house has a rateable value £9,450 as at April 2023 (property reference number 06/06/344003/4) and benefits from 100% discount under the Small Business Bonus Scheme for eligible businesses. The residential aspects are Council Tax Band ‘B’.
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, gas, water and drainage. Central heating throughout and hot water is gas fired. Heating is supplemented with gas fires in the reception lounge and dining room. The property has a domestic rated fire alarm system. The main property benefits from Wi-Fi throughout. The building has a mix of double and single glazing.
Property Quote Price(s)
| Description | Sale type | Guide price | Price type |
| Bosta Bed and Breakfast |
For Sale Freehold
|
£425,000.00
| NA |
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