Key Features
Substantial 25-bedroom vacant Highland Hotel dating from circa 1858
Prominent position overlooking Tomintoul village square
Ideally located within the Cairngorms National Park
Characterful property retaining a wealth of traditional period features
Excellent investment and development opportunity with scope for upgrading
Extensive public areas including dining room, lounge bar and public bar
Commercial kitchen, storage, garage/workshop and owners accommodation
Significant potential for hotel, weddings/events, tour groups or self-catering conversion, subject to consents
Sold as seen with contents included, subject to inventory
Highlight
*** Closing date set for Tuesday 29th September at 12noon ***
A substantial period property with considerable character and potential, offering an exciting opportunity for an experienced operator, investor or developer to bring a prominent Tomintoul building back into productive use.
Description
The Richmond Arms Hotel is a substantial vacant hotel situated in the centre of Tomintoul. Dating from 1858, the property was originally used as a fishing and hunting lodge and retains a number of attractive period features.
The accommodation is arranged over multiple levels, with the ground floor comprising a reception area, dining room, lounge bar and public bar, with a central bar counter serving both bar areas. The upper floors provide the letting accommodation. Internally, the property retains a range of original features, including tiled flooring, decorative cornicing, ceiling roses, stained glass and a traditional staircase, while double glazing has generally been installed throughout.
The property traded as a hotel until 2025 and is now offered for sale on a sold-as-seen basis. The existing layout provides scope for continued hospitality use or potential alternative uses, subject to obtaining the necessary consents. Some limited reinstatement would be required to bring the property back to its full trading potential.
The property occupies a site extending to approximately 0.074 hectares (0.182 acres).
*The photographs included in this document were taken several years ago. On the day of our visit, power was unavailable, so only a set of photographs from the virtual tour could be taken. The virtual tour is available via our website.
Trade
The business traded until 2025 and provides an opportunity for a purchaser to re-establish hotel operations, subject to the necessary investment and operational requirements. No previous trading figures are available to the selling agents.
Location
The Richmond Arms Hotel is located in the centre of Tomintoul, a village in Moray within the Cairngorms National Park. The property occupies a central position on the village square, close to local shops, services and other businesses.
Tomintoul is situated on the A939, providing road connections towards Grantown-on-Spey, Ballater and the wider Speyside area. Grantown-on-Spey lies approximately 14 miles to the north, with access onwards to the A95 and regional road network.
The village has an established resident community and provides a range of local amenities and services. The surrounding area supports a mix of local, commercial, agricultural and visitor-related activity.
Accommodation
The Property
The property is traditional stone construction under a pitched slate roof and dates from circa 1858. The accommodation is arranged over three levels, with windows generally being uPVC double glazed and the gutters and downpipes predominantly of cast iron construction.
The property has an approximate gross internal floor area of 1,086 sq m, comprising approximately 362 sq m on each level. The ground floor provides the hotel reception, dining/breakfast room (40 covers), lounge bar (34 covers), public bar (40 covers), customer toilets, commercial kitchen, ancillary accommodation and two bedrooms.
The first floor provides 13 letting bedrooms, while the second/attic floor comprises two letting bedrooms at mezzanine level together with a further eight letting bedrooms. Some water damage is noted in limited areas of the building.
A representative floor plan is available from the selling agents.
Owners Accommodation
Two rooms are currently designated as owner’s accommodation, together with a dedicated bathroom and separate access. Further accommodation could potentially be created through the reconfiguration of existing guest bedrooms, subject to requirements and any necessary consents.
Terms
Rates / Council Tax
The hotel has a total rateable value of £21,450, with a residential apportionment of £1,200, as at April 2026 (Property Ref: VR27603).
The owners’ accommodation is assessed at Council Tax Band A (Ref: CT4271413).
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 introduction where appropriate. We also have many contacts in the legal profession who can assist in all legal matters arising.
Specification
The property is understood to be connected to mains electricity, water and drainage, with propane gas previously used for cooking and ground-floor central heating. Certain services are currently disconnected and will require reinstatement at the purchaser’s expense.
No warranty or representation is given as to the availability, condition or adequacy of any services, and purchasers should satisfy themselves in this regard.