18 Photo

18 Photo

Cafe with 3-Bed House in Invermoriston

Glen Rowan Café, Skye Road, Invermoriston, Invermoriston, IV63 7YA, Highlands
£ 360,000 / Offers Over
Popular and Profitable Cafe in set within Beautiful Village of Invermoriston.


  • Attractive and well-presented café situated in Invermoriston amongst some of the most stunning scenery in the Scottish Highlands.
  • Prominent roadside trading location on the famous ‘Road to Skye’ with excellent signage in a highly desirable picturesque setting.
  • Trading profitably with c£50,000 net profit from the year-ending March 2016.
  • Easy-to-operate café with high quality customer and service areas extending to circa 71m2.
  • Spacious and comfortable separate 3-bedroom owner’s house.
  • Grounds extending to about 1 acre with an external café seating area, offering some development potential subject to consents.

The Glen Rowan Café is a modern and attractive property in a most prominent roadside location situated in an exceptional area of natural beauty. The café and house are located on the popular A87 on the outskirts of the village of Invermoriston which generates a high level of passing trade throughout the year and is exceptionally busy in the main tourist season. The café and accommodation offer a true quality home and lifestyle business operation. The café is a single storey unit and extends to about 71m2 with well-appointed kitchen and service areas producing a range of freshly prepared and home-baked items.

An attractive feature of this sale is the owner’s house (Glen Rowan Lodge) adjacent to the café which has 3 double bedrooms offering excellent family living accommodation which is presented in very good condition. It has spacious living accommodation to include a large lounge, family room, conservatory and large kitchen/dining room. The current owners have installed new oil-fired central heating, making this a comfortable home. The property sits within mature grounds extending to around 1 acre with a variety of out buildings and presents some further development potential subject to planning consents. All aspects of this sale have been maintained to a high standard.

The vendors purchased the property in Jan 2015 and it is their desire to relocate that brings this desirable business and home to the market.

Currently operating on a seasonal basis from Easter to September, the business trades, through choice, under the VAT threshold. There is a strong demand from local residents and the influx of tourists during the main season which means that there is scope to trade to a higher level should new owners so desire. The present configuration of the café allows for the serving of up to 24 customers at tables and chairs with seating for 4 on soft furnishings. Externally tables and chairs can comfortably seat 12. The business offers a wide range of home-made beverages and snacks. In addition the café sells landscape photographs and art works plus a small selection of craft works.

The present owners trade the café from 10 am – 4 pm during the main season only and do so without the need to employ additional staff. These restricted trading hours are operated to maintain turnover under the VAT threshold. There is scope to extend the season and possibly trade year-round but our clients have historically traded below the VAT threshold by choice making the business a lifestyle operation. Profit for the year to March 2016 was just over £50,000. There is undoubted scope to open longer hours providing evening meals as there is strong demand in the main season from the large number of accommodation providers in the region.

Invermoriston is famous for its beautiful scenery being in the Great Glen close to the shores of Loch Ness. The village of Invermoriston has a shop with post office, hotel and a wide range of B&Bs and self-catering units locally. It is also a popular stop-off point for visitors wishing to see the Thomas Telford Bridge, built in 1813, which crosses the spectacular River Moriston Falls. Nearby Fort Augustus (6.5 miles away) has a good range of shops, hotels, attractions, campsites and schooling up to secondary level. Inverness, the capital of the Highlands, is only 27 miles away and has all the facilities of a modern city including its airport and railway station.

The Glen Rowan Café is situated on the A87 strategically positioned on the Inverness to Skye road. The Invermoriston area is an ideal location for anyone wishing to be centrally located whilst giving access to the 3 tourism areas of Skye, Inverness and Fort William. The business benefits from a rural location with rugged mountains on the doorstep, boasting some of Scotland’s most spectacular scenery and natural history. The region has a host of birds and wildlife which attracts a great many visitors. Miles of unspoilt countryside provides terrain to suit walkers and climbers of all aptitudes. Sailing, water sports, and fishing are all available locally. Field sports and mountain biking are other popular pursuits within the immediate area. The region is also famous for its castles and historic sites; Urquhart Castle is only 10 miles away and the famous Eilean Donan Castle, Dornie, is 40 miles away.

The café is a single storey structure of modern timber and block construction under a pitched tiled roof which was built in 1997. The house is a one and a half storey property of modern construction built in 1994.

From a prominent roadside location on the A87, the business has a well-signed frontage with ease of access. The café also has excellent signage off the A82. A patio area to the front of the café has external seating for 12 guests. There is a dual aspect access with a ramp for disabled guests. The entrance has a vestibule where there is an ice-cream fridge from where access is gained to the main customer area. The total internal aspects of the café extend to c72m2 and upon entry it is evident that the business is well-presented throughout with modern fixtures and fittings. The main customer area is laid with carpets and is set to free-standing tables and chairs plus two large sofas. In total the restaurant area comfortably seats around 28 covers; there is scope to expand seating capacity should new owners wish to do so. There is a servery counter set to one end of the restaurant which is situated adjacent to the kitchen. A separate area to the opposite end of the public area is where beverages are prepared. Internally the business has a good array of art work on the walls and other craft items which are available for purchase.

Off a corridor from the restaurant area is the well-appointed kitchen with modern extraction unit. There is a hatch opening to the dining area which facilitates swift service. To the other side of the restaurant are ladies / disabled and gents bathrooms which are presented to a high standard. There could be scope to expand the cafe aspects of this property by introducing a conservatory to the front aspects subject to planning consents.

An attractive feature of the sale is the modern detached 3-bedroom owner’s house (Glen Rowan Lodge), offering a charming and comfortable living space. This appealing home was built in 1994 to a modern standard with an enclosed area set to decking giving side access to the spacious kitchen/dining room. The kitchen has ample wall and floor mounted units with all electric appliances. Off the kitchen is a spacious double bedroom. Also off the kitchen is a family room which in turn gives access to the conservatory and the main hallway. The family bathroom is situated off the hall and there is under-stairs storage. Also accessed from the hall is the very spacious lounge which benefits form a solid fuel stove. The stairs lead from the hallway to the first floor and give access to a further 2 large bedrooms and an additional W.C.

The cafe and house present a substantial property with a large footprint and prominent roadside frontage. The grounds have areas of lawn and offer ample car parking for guest and private needs. There is a large garage to the side of the house and a timber shed behind the café for storage. Extending to around 1 acre, the grounds offer some development potential but undoubtedly provide sound recreational space.

Mains electricity and water with drainage to septic tank. All catering aspects are electrical. The house benefits from oil-fired central heating and the café has fixed electric heaters; both properties are double glazed throughout. The business is fully fire compliant and meets all environmental health requirements. Both the house and café have Wi-Fi; the area has recently been fitted fibre optic links.

The business trades just below the VAT threshold generating a profit of around £50,000. Full trading figures will be made available to seriously interested parties post viewing.

The business has a rateable value of £4,100 attracting a 100% discount under the small business bonus scheme in 2017 for qualifying applicants. The glen rowan lodge has a council tax banding of ‘E’.

Property document:
Property document:


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