Ben Loyal Hotel and Self-Catering Complex, , Ben Loyal Hotel and Self-Catering Complex, Tongue, Sutherland, IV27 4XE
not specified / Leisure / Hotel
For Sale
- £955,000.00
Available - Last updated: 09 July 2025
Key Features
Prominent main building within an idyllic and popular trading location with views towards the Kyle of Tongue plus Ben Loyal and Ben Hope
Hotel accommodation extends to 11 comfortable en-suite bedrooms with stunning public rooms plus excellent service areas
Self-catering facilities include 6 spacious and modern glamping pods plus two 3-bedroom houses which can be used as self-catering or hotel annex accommodation
Includes 5-bedroom owners’ / staff accommodation within the main hotel plus spacious grounds and ample parking, within a tranquil setting
Operating on a mainly seasonal basis (April to October), with strong underlying turnover and sound adjusted net profitability
Highlight
Historic Highland 3-Star (VisitScotland) hotel in a stunning elevated setting on the ever-popular North Coast 500 tourist route in beautiful Sutherland
Description
The Ben Loyal Hotel is a most attractive and multi-faceted business set in a breath-taking location nestling high above the Kyle of Tongue, set centrally to the now highly popular North Coast 500 tourist route. Other vistas include Ben Loyal, Ben Hope and the ruin of Castle Varrich. The original subjects were a disparate number of properties built in the 1800s which combined to make the existing trading entity in 1961. The current owners developed this excellent 11-bedroom hotel to include 2 self-catering houses (both 3-bedroom) and in 2020, 6 exceptional glamping pods were added which offer superlative views. The subjects are in generally excellent condition with spacious and well-appointed public and service areas. The hotel offers a tremendous platform for new owners / operators wishing to trade the business to the next level, as it is situated in a popular destination location for many visitors during the main season (April to October). The business boasts a number of exceptional features and should be considered as a ‘must view property’.
Trade
The Ben Loyal Hotel is a well-established and successful trading entity in a very prominent location on a busy tourist route. A traditionally high-performing business, the recent addition of 6 glamping pods will add to the already solid level of turnover and adjusted net profit. The business trades 11 quality en-suite letting bedrooms in the main hotel which are ably supported by the public bar catering for circa 60 guests, the guest lounge to seat around 20 customers and the dining room that can accommodate up to 60 for functions. In addition, income is generated through the 2 (3-bedroom) self-catering houses adjacent to the hotel. One of these units is currently used as annex hotel accommodation providing 3 further en-suite rooms. The newly constructed glamping pods now add another dimension to this business which draws in fresh and diverse custom to the main trading elements.
The hotel trades on a restricted basis through choice of the current owners opening April to October with self-catering facilities and glamping pods being available year-round. The glamping pods have only contributed to the trading aspects since the summer of 2020. Income streams are generated between the accommodation and wet / food sales. Food service is restricted to evening meals and the hotel has enjoyed a good level of repeat business, thus ensuring consistent occupancy levels. The business has a sound reputation locally and is supported by the local and extended community. There are a number of major projects on-going in the area which generates business-to-business activity. One such event is the high profile and innovative Space Hub Sutherland Project that is expected to introduce many social and economic benefits to the region plus significant employment options.
Tourism is a key driver of trade and the North Coast 500 contributes to a regular and on-going level of trade. The situation of the business is such that it is easy-to-locate for those who booked via the internet and the casual passer-by seeking accommodation / refreshment. The owners take great pride in ensuring their guests receive a particularly warm and friendly welcome, maintaining the trading elements to a very high standard. The business is well-signposted and is supported by a modern website (www.benloyal.co.uk). The hotel is marketed through a number of portal websites, with a solid presence on the internet and through social media platforms.
Location
The Ben Loyal Hotel and Self-Catering Complex is situated within the village of Tongue, on the junction of the A836 and A838, in a truly dramatic elevated location offering uninterrupted and fantastic far-reaching views along the Kyle of Tongue. Other stunning views from the hotel include the mountains Ben Loyal and Ben Hope plus the ruin of Castle Varrich. The shores along the Sutherland coast offer some beautiful white sandy beaches which are popular with water sports enthusiasts and those enjoying the majestic landscapes. To the south of the village is a mix of rugged mountains and extensive moorlands. Set to the popular North Coast 500 tourist route, at its approximate mid-point, the hotel draws in many walkers, climbers, field sports enthusiast, in addition to the general tourists who take in the natural surroundings and the many places of interest in the local region. Not only does the area host an impressive range of top salmon rivers, it is a prime Scottish destination for wild brown trout angling with sea fishing offering an alternative to game angling. Sutherland is an area rich in wildlife, home to herds of wild red deer, the otter and the Atlantic salmon amongst other species. Ornithologists are frequent visitors to the county, attracted by the golden eagle, hen harrier, peregrine falcon, short eared owl, and numerous other birds of prey. The nearby town of Thurso offers a wide range of shops, restaurants and facilities. Tongue has a Primary School with senior schooling in Thurso High School. The village and locality have a range of small shops / post office.
Accommodation
The Property
The subjects being sold comprise of the Ben Loyal Hotel which is a 2-storey detached property; stone built under a tiled roof with the original subjects dating from the 1800s with more modern extensions. The hotel was initially reconfigured to its current operation in 1961 and has been continually modernised by successive operators. The sale includes 2 self-catering houses, both offering 3 bedrooms, set to 2 floors and of modern construction being built in c2000. Located within the grounds are 6 modern and excellent quality glamping pods with en-suite facilities which were constructed in 2020. The property has been trading as a hotel since the 1960s and a most attractive feature of this sale is the stunning location with its expansive views.
BEN LOYAL HOTEL
The hotel is of mainly stone construction under a tiled roof with trading accommodation being set to 2 floors. There is a single storey extension under a flat roof.
Owners Accommodation
Included with the Ben Loyal Hotel is a 5-bedroom cottage that can be used for staff or owners’ private accommodation. The first-floor accommodation comprises of a double and a single bedroom; there is also a family bathroom on this floor. On the ground floor are a further 2 double bedrooms and to a mezzanine floor is a further double room. The cottage can be accessed either from the front aspects of the building from the main road or via a rear access off the courtyard. The owner’s accommodation would suit an extended family occupation once upgraded to suit individual needs.
Terms
Reason For Sale
The owners have operated the hotel since 2010 but are now seeking to retire from the hotel sector and focus on other business interests. It is this change of direction that presents this excellent business proposition to the market.
Rates / Council Tax
The Ben Loyal Hotel has a rateable value of £34,850 (as at Apr 2017) with a rates liability of £16,905 after allowable relief. The owner’s accommodation within Ben Loyal Hotel has a council tax banding of ‘B’.
Finance and Legal Services
ASG Commercial Ltd is in touch with several lenders who provide specialist finance. We have access to a large team of legal experts who can act in all legal matters arising to include conveyancing and license transfers.
Specification
The subjects benefit from mains electricity, water and drainage. The hotel is partially heated by an oil-fired system with supplementary electric heating. The bars are heated by wood-burning stoves and have back-boilers feeding radiators. The hotel utilises underground LPG gas tanks for cooking. The self-catering units benefit from oil-fired central heating throughout and are double glazed. Heating in the glamping pods is by way of electric heaters. Wi-Fi is available throughout. The property is fire compliant and meets Environmental Health standards. The hotel has a CCTV system.
Property Quote Price(s)
| Description | Sale type | Guide price | Price type |
| Ben Loyal Hotel and Self-Catering Complex |
For Sale Freehold
|
£955,000.00
| NA |
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