Leisure Property for rent

Inchbae Lodge, By Garve, Ross-Shire IV23

£2,500 per month
£30,000 per annum


  • Available from 9th Mar 2020
  • Furnished


  • Well-established Highland Inn, offered to the market as a lease-hold proposition in good condition after recently undergoing a series of significant refurbishments.
  • Prominent and idyllic trading location in a rural setting but within easy reach of a wide range of services and facilities.
  • Comprising of 7 individually decorated and well-appointed en-suite letting bedrooms, 36 cover conservatory restaurant, cosy snug bar and lounge dining room.
  • Operating as a traditional Inn with income streams of accommodation, food provision and beverage sales.
  • Attractive 3-bedroom owners' accommodation with lounge, kitchen and family bathroom plus a self-contained flat either for letting or extended family use.
  • Offers Over £30,000 (Leasehold) - Annual Rental £30,000 p.a.

Inchbae Lodge is a highly attractive and substantial detached former coaching inn built in the mid-1800s. Enjoying a most-prominent location on the busy A835 Inverness to Ullapool road, the building has an excellent road-side trading position. Inchbae Lodge, which is a highly regarded Highland inn historically trades on the 3 traditional income streams; food, wet sales and accommodation. A most charming business, comprising 7 generously sized and well-presented letting bedrooms, attractive licensed bar, lounge, a 36-cover conservatory restaurant and a self-catering private flat. The property is presented as a turn-key operation with no significant capital expenditure required. The current landlord has ensured that a stringent maintenance schedule is undertaken, resulting in the premises being presented in good condition throughout.

Inchbae Lodge historically operates on a year-round basis. The business was trading under leasehold terms and the landlord does not have access to recent accounts. Income was generated through both quality en-suite letting bedrooms and from licensed wet sales, evening meals and lunches. The business appeals to a wide range of clientele including tradesmen, business travellers and the huge influx of tourists who visit the North West Highlands from Easter through until October each year. The business has previously developed a well-established positive reputation, benefiting from a high level of repeat trade and being highly recommended on many popular online review sites. The location of Inchbae Lodge is such that it is easy to locate for those who have booked via the internet or for the casual passer-by.

Inchbae Lodge is a well-known tourist destination in its own right with unspoilt views of the surrounding mountains. Its rugged backdrop appeals to a wide range of tourists and outdoor enthusiasts. The idyllic setting on the busy A835 means that there is a constant passing trade with travellers to Inverness and Ullapool. The North West Coast of Scotland attracts a large number of visitors to the area with its enchanting scenery and abundance of wildlife. Many visitors take advantage of the challenging hills and loch walks in the region, others capitalise on the excellent river and sea fishing. The more sedate sightseer may visit the many places of historic and cultural interest. In Ullapool the Ferry that takes tourists and Islanders to Stornoway. Ullapool is 26 miles and Dingwall 20 miles; both have a strong sense of community, with schools, golf course and social and welfare facilities. Inverness, the Capital of the Highlands is a 40-minute drive away with a full range of services associated with a modern city. The region has a large number of holiday homes, lodges and B&b's which could add business to the cafe / bar facilities increasing trading levels.

Reason for sale
The landlord purchased the property in 2006, leasing out since 2015. The previous tenants have cancelled their lease which brings this attractive leasehold opportunity to the market.

The property
The original subjects are of traditional stone construction under a slate roof forming an attractive detached property with accommodation laid out over 3 floors. The entrance to the lodge is directly from the car park into a corridor passed a small office and ladies and gents washrooms. From the corridor access can be gained directly to the licensed bar or to the lounge / cafe area to the rear. A further attractive feature of this property is the guest lounge which is set to soft seating and features a wood-burning stove. The bar has an attractive servery and seating laid out to fixed booth type stalls with some free-standing tables and chairs. With its smart wood panelling the bar presents a cosy atmosphere seating approximately 32 guests. From the restaurant area is a service space which in turn leads to a spacious conservatory which affords lovely countryside views. The conservatory is laid to dining tables and free-standing chairs for approximately 36 covers. The service areas comprise a small office and reception area, various storage areas and a large commercial kitchen.

Letting rooms
The lodge has 7 en-suite letting bedrooms; 5 on the first floor and 2 on the second floor, configured as follows:

Room 1 - Suite of rooms with a king-size and a twin bedroom
Room 2 - Suite of rooms with a double and a twin bedroom
Room 3 - King-size Room
Room 4 - 4-poster bedroom
Room 5 - Suite of rooms with a double and a twin bedroom
Room 6 - King-size with room for fold-down bed
Room 7 - Twin bedroom

All rooms are generously sized, finished to a high standard, and have a television, hairdryer and radio/alarm.

Owners accommodation
The owner's accommodation is configured on the first floor. This self-contained unit comprises; three bedrooms, two of which are en-suite, lounge, kitchen and family bathroom.

Self catering - private flat
Located on the ground floor is a modern and attractive self-catering flat, finished to a high standard. This self-contained flat with lounge, kitchen and bedroom offers further private or letting accommodation.

Development potential
There is ongoing development works being undertaken, with plans to create a further self-catering holiday flat. There are also two new en-suite bedrooms, one double and one single being created within the man building, as well as a further bedsit near the kitchen which could be utilised by owners, as personal accommodation.

With a highly prominent roadside position set amidst the beautiful Ross-Shire countryside, this thriving business provides a stunning location. To the front of the subjects is a grassed area suitable for bench seating with views to Ben Wyvis. There is ample car parking for up to 20 vehicles.

The subjects benefit from mains electricity with private water and drainage. Dual oil-fired central heating and electric heating. Hot water on the first two floors is oil-fired with immersion boilers on the second floor.


Leisure Property
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