Key Features
Established and highly profitable guest house in the sought-after Crown district of Inverness
Nine quality en-suite letting bedrooms with spacious four-bedroom owner's accommodation
Excellent reputation with loyal repeat guests and outstanding online reviews
Seasonal trading below the VAT threshold with excellent growth potential
Private guest parking, attractive gardens and detached garage
Prime location within walking distance of Inverness city centre
Gateway to Loch Ness, the Highlands and the North Coast 500
Turnkey lifestyle business with proven trading history and strong profitability
Highlight
An exceptional opportunity to acquire a well-established and highly profitable guest house in Inverness's sought-after Crown district. This turnkey hospitality business comprises nine quality en-suite letting bedrooms, spacious four-bedroom owner's accommodation and a proven trading history, underpinned by an outstanding reputation, excellent online reviews and a loyal base of repeat guests.
Description
Atholdene Guest House is a well-established guest house in Inverness's sought-after Crown Conservation Area, just a short walk from the city centre, Inverness Castle, the River Ness, and a wide range of restaurants, cafés, and attractions. Its prime location also offers easy access to Loch Ness, Culloden Battlefield, and the Scottish Highlands, making it an ideal base for both leisure and business travellers.
This impressive Victorian property offers nine well-appointed en-suite letting bedrooms, catering for single travellers, couples, families, and small groups. Complementing the business is a spacious and self-contained four-bedroom owner's accommodation, providing excellent private living space.
The owner's accommodation benefits from two of the bedrooms having en-suite facilities.
The business has earned an excellent reputation for its warm Highland hospitality, consistently high standards of presentation and loyal repeat customer base, offering purchasers a turnkey operation ready to trade from day one. A particular highlight of the guest experience is the renowned homemade Highland breakfast, featuring the owners' famous tattie scones, which have become a firm favourite with returning guests and contribute to the guest house's outstanding reputation for quality and hospitality.
Successfully operated as a family-run business, Atholdene Guest House benefits from strong online visibility, excellent guest reviews, and a proven trading history. The property also offers private guest parking.
Trade
Atholdene Guest House is a highly profitable, family-run business that trades seasonally and currently operates at around 50% capacity, remaining below the VAT threshold while generating strong returns. The business enjoys a loyal base of repeat guests alongside consistent new custom, supported by an excellent reputation, a Food Hygiene Pass, and an impressive 4.7 'Very Good' TripAdvisor rating.
Guests are welcomed with genuine Highland hospitality and a high-quality breakfast prepared using locally sourced produce, including the owners' renowned homemade tattie scones.
Occupying a prime position in Inverness's sought-after Crown district, Atholdene Guest House offers a profitable business with private parking and excellent potential to increase income through higher occupancy or extended trading.
Location
Atholdene Guest House enjoys an enviable position within the prestigious Crown district of Inverness, one of the city's most sought-after residential areas. Just a short walk from the city centre, guests have easy access to Inverness Castle, the River Ness, Eden Court Theatre, a wide selection of restaurants, cafés, shops, and transport links.
Known as the Capital of the Highlands, Inverness is one of Scotland's premier tourist destinations, attracting visitors throughout the year. The city serves as the gateway to the Highlands and is ideally positioned for exploring world-renowned attractions including Loch Ness, Culloden Battlefield, Cawdor Castle, the North Coast 500, and the spectacular scenery of the Cairngorms National Park. Outdoor pursuits such as walking, cycling, golf, fishing, wildlife watching, and whisky distillery tours further enhance the area's appeal.
The city's excellent road, rail, and air connections make it easily accessible from across the UK and overseas, supporting a thriving tourism sector and strong year-round demand for quality visitor accommodation. Combined with its desirable location, private guest parking, and proximity to the city centre.
Accommodation
The Property
Atholdene Guest House occupies a site extending to approximately 1,050m² and comprises an impressive detached Victorian sandstone villa with substantial rear and side extensions. The main building is arranged over two storeys and is complemented by a two-storey mansard-style rear extension beneath a tiled flat roof.
The full-length side extension houses the commercial kitchen and associated service areas, providing an efficient operational layout.
Internally, the property offers nine en-suite guest bedrooms on the first floor and spacious four-bedroom owner's accommodation on the ground floor, providing an excellent balance between business and private living.
An abundance of storage is provided throughout, with numerous cupboards, stores and ancillary areas supporting the efficient day-to-day running of the business.
The property's attractive sandstone façade, elegant Victorian architecture and well-maintained presentation combine to create a distinctive and highly appealing hospitality business in one of Inverness's most desirable locations.
Owners Accommodation
The spacious ground floor owner's accommodation provides comfortable four-bedroom living, including a generous master bedroom with an en-suite, large picture window and French doors opening onto a private deck. A second bedroom also benefits from en-suite facilities, providing flexible accommodation for family or guests.
A bright lounge with a beautiful bay window creates an inviting living space, while the well-equipped galley-style kitchen features a breakfast bar and is ideally suited to both domestic and commercial requirements.
The accommodation is further enhanced by a owners dining space, laundry room and useful store, together with excellent storage throughout, making it perfectly suited to family living alongside the business.
Terms
Reason For Sale
The business is offered for sale due to the current owners' decision to downsize after many successful years of ownership.
Rates / Council Tax
The property has a Rateable Value of £25,800 (effective from April 2026), under Property Reference 06/11/731084/5, which includes a non-residential apportionment of £9,000. The owner's accommodation is assessed separately for Council Tax purposes and is currently Band D. Eligible occupiers may benefit from rates relief under the Small Business Bonus Scheme, subject to meeting the relevant criteria.
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 gas, electricity and water supplies, together with full Wi-Fi coverage throughout the premises.