Key Features
Six en-suite guest bedrooms
Benefits from an established customer base
Strong reputation
Attractive setting overlooking the Moray Firth
Close to Inverness, Inverness Airport, Fort George and the A96
Growth potential trading below the VAT registration threshold
Emerging local commercial opportunities
Potential to benefit from local green port and renewable energy developments
Spacious owner’s accommodation
Large garden, decking, outbuildings and shore access
Highlight
An established and highly regarded guest house offering six en-suite bedrooms, spacious owner’s accommodation and attractive gardens, decking, outbuildings and shore access, all enjoying stunning views across the Moray Firth. Well located near Inverness and its airport, with excellent growth potential from local investment and development.
Description
Inchrye Bed & Breakfast is an established hospitality business occupying an attractive semi-detached Victorian property dating back to circa 1901. Arranged over approximately two and a half storeys, it offers six en-suite guest bedrooms, comprising double and twin accommodation, alongside private owners’ accommodation on the upper floor and a ground-floor lounge. Wide doorways throughout enhance accessibility, particularly at ground-floor level. The property has been meticulously maintained and is presented to an excellent standard, as you would expect from a true turnkey operation.
Situated on the shores of the Moray Firth, on the outskirts of the historic village of Ardersier, the property enjoys attractive views towards Chanonry Point and the Black Isle. The area is renowned for its wildlife, particularly dolphins, which are regularly spotted in the surrounding waters and occasionally from the beach beyond the garden.
Well positioned for leisure, visitors and passing trade, Inchrye lies approximately one mile from Fort George, a popular historic attraction accessible by road or beach, and 1.5 miles from Inverness Airport. Regular bus services connect Ardersier with Inverness and surrounding amenities.
Trade
Inchrye Bed & Breakfast has been trading since 2010, with the current owners having acquired the property in 2001.
Operated as a sole trader partnership, the business benefits from an established reputation and positive guest feedback, achieving an impressive rating of 9.1 (‘Superb’) on Booking.com and 4.7 on Tripadvisor.
The business currently trades below the VAT registration threshold, offering an attractive opportunity for incoming operators to build upon its established customer base and reputation.
The business presents an exciting opportunity to capitalise on the significant potential associated with the emerging green port and renewable energy developments particularly around Ardersier and Inverness. As the wider region continues to develop its role in Scotland’s energy transition, these initiatives could generate increased demand for rooms.
The business is perfectly positioned to benefit from this evolving landscape.
The business benefits from a dedicated website at https://www.inchrye.co.uk/
Location
Ardersier is an attractive coastal village situated on the southern shores of the Moray Firth, approximately 10 miles north-east of Inverness. Enjoying a picturesque setting overlooking the Black Isle, the village offers a peaceful coastal environment together with a range of local amenities, including a convenience shop, primary school and community facilities.
The area is renowned for its natural beauty, coastal walks and abundant wildlife, particularly the opportunity to observe dolphins in the Moray Firth. Nearby Fort George, one of Scotland’s most impressive historic military fortifications, is a popular visitor attraction, while Culloden Battlefield, the Black Isle and the wider Scottish Highlands provide an extensive range of sightseeing and outdoor leisure opportunities.
Ardersier benefits from excellent accessibility, with Inverness Airport situated approximately 1.5 miles from Inchrye Bed & Breakfast, providing domestic and international connections. The nearby A96 offers convenient road access to Inverness, Nairn and Aberdeen, while regular bus services connect the village with the Highland capital. Inverness, approximately 10 miles away, serves as the region’s principal commercial and transport hub, offering extensive shopping, leisure and hospitality facilities, together with mainline rail services.
Combining an attractive coastal setting with convenient access to Inverness, its airport and the wider Highlands, Ardersier is well positioned to benefit from the established regional tourism market. Its appeal to both domestic and international visitors provide a favourable location for Inchrye Bed & Breakfast as a base for exploring the Scottish Highlands.
Accommodation
The Property
Built in 1901, Inchrye Bed & Breakfast is a traditional semi-detached stone-built property retaining many original period features. The building has a pitched slate roof, decorative gables, projecting bay windows and a covered entrance porch with traditional detailing.
The property has been extended to the rear, with the extension having been reharled. To the front, there is a paved forecourt providing off-street parking, bordered by mature hedging and established planting.
To the rear, the property benefits from a large, level garden, providing a substantial area of outdoor space.
Owners Accommodation
Owners Lounge
This substantial room boasts a wide wall-mounted electric fire, a large bay window allowing plenty of natural light, and beautiful decorative cornicing. Period panelled doors add timeless character, while a central decorative ceiling rose, enhanced with exquisite gold detailing, creates a striking focal point and lends an elegant, sophisticated finish to the room.
Kitchen
The kitchen is fitted with a Rangemaster 110 range cooker, complemented by an excellent selection of floor and wall-mounted cabinets providing ample storage. Generous work surfaces offer extensive food preparation space, alongside a sink with rinse bowl and drainer. A Quooker boiling-water tap provides instant boiling water, offering a convenient and energy-efficient alternative to a conventional kettle. Under-unit lighting enhances the workspace, while the dual-aspect layout allows an abundance of natural light to flood the room. The kitchen is conveniently situated adjacent to the breakfast room.
Utility Room
The property benefits from a well-appointed utility room, thoughtfully designed to complement the main kitchen while providing valuable additional storage and functionality. The room features a full-height larder cupboard, ideal for storing dry goods and household essentials, alongside an American-style fridge freezer for generous chilled and frozen storage.
A sink with an integrated rinse bowl and drainer provides a practical space for everyday tasks, complemented by a dishwasher and washing machine for added convenience. A floor-mounted storage unit and a generous work surface, matching the kitchen cabinetry and finishes, create a seamless, coordinated aesthetic.
Owner’s bedroom suite on the second floor
The owner’s accommodation is accessed via a lockable door and private staircase from the first-floor landing, the accommodation is situated within the attic of the property. A small landing at the top of the staircase provides access to the master bedroom on the left, with a storage cupboard located straight ahead. To the right are the hot water storage cupboard and a second bedroom / dressing room, which benefits from an en-suite bathroom.
The master bedroom is spacious, with the sloping ceiling having no significant impact on circulation or the overall usability of the space.
The second bedroom has a slightly unusual layout, extending from the front to the rear of the property, with windows to both elevations. The front section is currently utilised as a dressing room, although it has previously been used as a bedroom by a family member. The rear part provides access to the ensuite.
This contemporary ensuite bathroom features a shower cubicle finished with wet wall panels, basin and a modern WC. A white heated towel rail adds both style and practicality, while tiled walls and flooring provide a clean, smart finish that is durable, easy to maintain and perfectly suited to everyday living.
The owner’s accommodation is far superior to that offered by many bed and breakfasts.
Terms
Reason For Sale
The business is offered for sale due to the owners’ decision to retire.
Rates / Council Tax
Inchrye has a rateable value £14,900 as at April 2026, (11,400 non-residential, 3500 residential Apportionment) and benefits from 100% discount under the Small Business Bonus Scheme for eligible businesses. The property rates reference number is 06/19/389012/1 and Council Tax Band B reference number is 06/19/389010/7.
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 water and electricity supplies, together with mains drainage.
Heating and hot water are provided by a Grant 90/120 external oil-fired boiler, supplied by a 1,200-litre oil storage tank equipped with a Watchman electronic oil level monitoring system. The kitchen is fitted with a Quooker boiling-water tap, providing instant boiling water and offering a convenient, energy-efficient alternative to a conventional kettle.
In addition, the property is protected by a modern wireless fire alarm system, complete with a central control panel, providing enhanced fire detection and safety throughout the property.