Key Features
Profitable Highland hotel with 8 letting rooms and year-round trade
Prime position on North Coast 500 with strong transport links
Recently refurbished and fully regulation compliant
Strong income from bar, food, and accommodation
Popular with locals for events and live entertainment
Awarded Community Hotel of the Year 2025
Features cocktail bar, restaurant, lounge bar, and beer garden
Flexible owner’s quarters with potential for expansion
Strong online presence and guest review ratings
Freehold property with rates relief and high roadside visibility
Highlight
Refurbished Highland Coaching Inn – Proven Business Model in Strategic Roadside Location
Description
Established in 1904, the Ord Arms Hotel is a landmark former coaching inn, rich in heritage and perfectly positioned in the heart of its Highland community. With prominent roadside frontage and excellent access to both the North and West coasts, it’s ideally located for visitors and locals alike.
Operating on a tried-and-tested business model, the hotel is presented in turnkey condition following a series of high-quality refurbishments by the current owners. It offers eight stylish letting bedrooms, plus four additional private rooms currently used by the proprietors—offering flexible options to expand guest accommodation.
A key strength of the business is its huge and loyal local patron base. The hotel is a popular social and dining destination for the surrounding community, providing consistent year-round trade alongside seasonal tourism.
Guests are welcomed with genuine Highland hospitality and a commitment to comfort, quality, and atmosphere. The hotel features the vibrant G & Teas cocktail and whisky bar, the inviting Sidings Bar, the Highland Restaurant, and a cosy snug dining room—all blending contemporary style with period charm.
Culinary offerings showcase the best of local Highland produce, with menus that celebrate regional flavours and support nearby suppliers. This emphasis on authenticity and local connections enhances the hotel’s appeal to guests seeking a true Highland experience.
Fully compliant with all current hospitality regulations and enjoying ongoing improvements, Ord Arms Hotel offers a rare opportunity for new owners to take on a thriving, community-supported business with clear potential for further growth.
Trade
Since acquiring the Ord Arms Hotel just over a year ago, the current owners have made a significant and positive impact, breathing new life into this historic Highland inn. Successfully trading across all traditional hospitality streams—wet sales, food, and accommodation—the hotel enjoys strong support from the local community and a steady influx of tourists during the peak season (April to October).
Renowned for its high-quality, traditional catering, the hotel places a strong emphasis on locally sourced produce whenever possible. A loyal customer base and consistent repeat trade contribute to its year-round stability.
The hotel currently offers eight letting bedrooms. Several have already been refurbished to a high standard, while others retain their traditional character—providing scope for the next owners to modernise and potentially expand the accommodation offering. Occupancy remains consistently strong, supported by a healthy mix of tourism and business-related bookings. Breakfast is offered as an optional extra, giving guests flexibility and the option to enjoy freshly prepared morning meals at their convenience.
The growing popularity of the North Coast 500 route has further boosted demand for rooms in the area, introducing a steady pipeline of new visitors.
Community engagement has been greatly enhanced by the introduction of well-received initiatives such as quiz nights, live music events, set lunch menus, and games day specials. These have significantly increased local trade and improved the hotel's visibility.
In recognition of these efforts, the hotel was awarded Community Hotel of the Year 2025 by the National Hotels of the Year Scotland.
The business benefits from a dedicated website (ordarmshotel.co.uk) and a strong online presence via Facebook and TripAdvisor, helping attract both loyal patrons and international guests. The hotel holds a TripAdvisor rating of 4.0 (Good) and a Booking.com rating of 7.3 (Good), reinforcing its solid reputation in the marketplace.
Location
The charming village of Muir of Ord lies near the western edge of the Black Isle, just 13.5 miles west of Inverness and 6 miles south of Dingwall. Ideally positioned on the popular North Coast 500 Tourist Route, the village benefits from a steady stream of both passing and pre-booked trade, making it an excellent location for a hospitality business.
Muir of Ord is a vibrant and expanding community, currently home to approximately 3,000 residents, with a significantly larger catchment area for commercial activity. The village offers a good range of local amenities and shops, alongside community facilities such as the village hall and the well-regarded Muir of Ord Golf Club. This scenic heathland and moorland course, partly designed by James Braid, dates back to 1875, and is complemented by several other renowned courses in the surrounding area.
The wider region is a popular year-round tourist destination, with an abundance of B&Bs, self-catering accommodation, and holiday lets contributing to strong business for the hotel. Outdoor enthusiasts are drawn to the area’s opportunities for walking, fishing, and wildlife watching. Major attractions such as Loch Ness, Urquhart Castle, and the West Coast are within easy reach, while Inverness—offering Inverness Castle, Culloden Battlefield, Fort George, and Cawdor Castle—is only a short drive away.
Whisky tourism is also a key draw, with several distilleries in the area, including the Glen Ord Distillery, which offers guided tours and a visitor centre just minutes from the hotel. Muir of Ord also plays host to notable events such as the Black Isle Show—one of Scotland’s largest agricultural events—and the Belladrum Tartan Heart Festival, both held annually in August and attracting large crowds.
Muir of Ord benefits from excellent connectivity. The village has its own train station, offering regular services to Inverness and connections to the North and West. Inverness Airport, located approximately 20 miles away, provides both domestic and international flights, supporting the area’s strong tourism and business links. A full range of services including schools, hospitals, and welfare support is available in both Inverness and Dingwall.
Ord Arms is within the catchment for Tarradale Primary School and Dingwall High School. Accommodation
The Property
Dating back to 1904, the Ord Arms Hotel is a characterful property of traditional construction, built using locally sourced Tarradale stone. Set within its own private grounds and enjoying a prominent roadside position, the hotel offers strong visibility and easy access for guests.
The original building features pitched slate roofing, complemented by more recent modern extensions under flat roofing. Accommodation is spread over two floors, and the property is presented in generally excellent condition throughout.
It is clear that the current owners have invested substantially in the infrastructure of the business, ensuring the hotel is well-maintained, functional, and equipped for continued success.
Owners Accommodation
Owners Accommodation
To the left of the first floor, the owners have an apartment which consists of an open plan lounge/kitchen and three bedrooms, with the master benefiting from an en-suite shower room with WC.
Terms
Reason For Sale
Due to a change in the owners' circumstances, this outstanding business opportunity is now available, offering strong potential for growth and success under new ownership
Rates / Council Tax
The rateable value of the business is £15,000 (as at April 2023) however the hotel benefits from rates relief under the Scottish Government Small Business Bonus Scheme, for eligible applicants. The residential council tax banding for the owner’s accommodation is ‘A’ reference number 03/08/058301/8.
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 operates with mains electricity, gas, water supply and drainage. The central heating is oil-fired with partial double glazing. The subjects are fully compliant in terms of fire alarm systems and EHO requirements. The property has the benefit of CCTV providing security surveillance.