22 Photo

22 Photo

Charming 7-Bedroom Guest House in Inverness

Glasdair House, 2 Ballifeary Road, Inverness, Inverness, IV3 5PJ, Highlands
£ 530,000 / Offers Over
Attractive Guest House with seven en-suite letting bedrooms and stylish public rooms set in stunning mature gardens in Inverness.


  • Reduction in Selling Price for Quick Sale.
  • Substantial STB 4-Star Highland Guest House set in beautiful mature gardens with private parking in an attractive area of the Highlands capital.
  • Beautifully appointed property providing an easily run “home and income” lifestyle opportunity.
  • Seven superior en-suite letting bedrooms and stylish public rooms plus attractive owner’s accommodation.
  • A rare opportunity to own a prestigious property, enjoying year-round trade and strong profitability.

Glasdair House is both an attractive and substantial Victorian property enjoying a most prominent trading location in a highly popular area of Inverness, the ‘Gateway to the Highlands’. Operated as a STB 4-Star guest house, it is self-evident that this outstanding business provides an excellent level of service and facilities. In addition it provides a warm and friendly welcome to its guests. This attractive business has an established trading pattern of regular and repeat visitors plus a number of business to business contracts. The property has also been utilised as a venue for business meetings and small conferences. Such is the situation and stature of the premise that it is easy to locate for both those who have booked via the internet and the casual passer-by seeking accommodation. The vendor and her small team have developed the business in both the trading aspects and infrastructure, presenting this charming property in pristine condition. It is their attention to detail in each and every aspect of the business operation that has generated this growing business which demonstrates high profitability. The 7 excellent en-suite letting rooms are beautifully furnished and finished to a laudable standard. In addition, the house has outstanding service facilities and spacious owner’s accommodation which combine to make this a highly desirable property. This business is in a truly walk-in condition and is immediately available as a going concern.

The present owner purchased Glasdair in 2009 and has enjoyed a rewarding and successful lifestyle. It is the desire to retire and relocate for family reasons that brings this excellent home and income opportunity to the market.

The business is currently managed by the owner on a year round basis and at times, to enable flexibility, has been successfully operated under management. Utilising the Flat Rate VAT Scheme facilitates trading profitably above the VAT threshold. Further details of this scheme can be found on www.gov.uk/vat-flat-rate-scheme/overview. Income is generated through the utilisation of portal websites, VisitScotland, and ongoing contracts with a number of local businesses. Trading on a bed and breakfast basis only, this easy-to-operate business is situated in a prominent area being only a short walk from Eden Court Theatre, Inverness Leisure Center and Ice rink, the River Ness and Bught Park.

Inverness town centre is but a short walk from Glasdair House which is ideally situated for those either visiting or working in the City. Glasdair is also conveniently situated for guests wishing to walk to nearby shops and restaurants, etc. Inverness has extensive facilities for visitors boasting two golf courses, an excellent indoor swimming complex, cinema, bowling and ample opportunity to enjoy evening entertainment at a range of venues. Culloden Battlefield and Visitor Centre is an ever-popular site, as well as Urquhart Castle. Whether it is a whisky trail, a boat trip on Loch Ness or along the Caledonian Canal, or a visit to one of the many accessible Scottish castles, the property is ideally situated to allow guests to undertake their odyssey of the Highlands, being within easy reach of a wide range of visitor attractions. Inverness is a vibrant and expanding City which provides ongoing opportunities in both commerce and social activities. Such growth benefits established hospitality businesses and ensures a year-round trade. The area proves highly popular with golfers, anglers, ornithologists and naturalists, not to mention business clientele and of course tourism - a key business driver. Inverness has a full range of social and welfare facilities associated with a small city. Both primary and secondary schooling is available locally.

Of traditional build, Glasdair House is a substantial, detached Victorian property built around 1895. Of mainly stone construction under a pitched slate roof, the accommodation is laid out across two floors. Private parking, beautiful mature gardens and ample utility areas complete this highly desirable property. A high stone wall surrounds much of the subjects providing a good level of privacy and reduces external noise to a very low level.

From a prominent corner trading position, entry to the property is along a graveled drive leading to a generous parking area. To the side of the house is a tarmac disabled parking space with discreet ramp access to the front entrance. The guest, and main entrance, to the house is via a substantial outer door which leads to a spacious reception hallway brimming with character. A key feature is the charming reception desk and this, coupled with the wooden floors, give rise to a feeling of quality and comfort. To the left is the bright and spacious dining room with a gas fire and well laid out dining tables and chairs. This room is also used as a guest lounge and has a combination of soft seating, TV, board games etc all adding to customer comfort. This attractive room displays many original Victorian features such as high skirting boards, display alcoves, decorative cornicing plus high ceilings. Throughout, the property is most tastefully decorated in keeping with a period property of this nature. To the right of the hallway is a ground floor bedroom ideally suited for use by less able guests. Stairs lead to the six remaining letting bedrooms which are on the first floor. The hallway leads to the kitchen and owner’s accommodation which is set to the rear.

In total the guest house has 7 excellently appointed bedrooms. All rooms are presented with; TV, hair dryer, radio alarm and full hospitality trays; in addition ironing facilities are available. Room 7 is suitable for less able guests. All rooms are presented to an exceptionally high standard and are presently configured as follows:

Room 1 - Single room situated on the first floor with en-suite shower room.
Room 2 - Super-king size room with en-suite shower room on the first floor. This room could also be utilised as a twin as it has a zip and link bed.
Room 3 - Single room with en-suite shower room located on the first floor.
Room 4 - This larger superior family bedroom can be utilized as a triple or double with single. Also on the first floor the room has an en-suite shower room.
Room 5 - Super-king size room with en-suite shower room on the first floor. This room could also be used as a twin as it has a zip and link bed.
Room 6 - Single room situated on the first floor with en-suite shower room.
Room 7 - Super-king size room with en-suite walk-in shower room on the ground floor. This room could also be utilised as a twin as it has a zip and link bed.

The owner’s private accommodation is situated on the ground floor to the rear of the subjects and consists of a lounge and two double, ensuite bedrooms. This can be accessed privately via external back door as well as from the main hallway. The lounge is attractively decorated and offers access via French doors to the enclosed gardens to the side and rear of the property.

One of the bedrooms is set off the lounge and benefits from an en-suite shower room. The other is accessed from the other side of the kitchen and has a beautiful feature en-suite bathroom. The business has a good-sized kitchen and washing-up space with ample storage cupboards throughout. This modern kitchen with ample workstations is most adequate for family and trading needs. Additional storage is located under the stairs in the main hallway and a linen store is situated on the second floor. A utility room is situated off the kitchen. There is also a private washroom.

The main frontage of the building has a prominent roadside location and offers easy access and a spacious, graveled private parking area. The mature garden to the front of the property is highly attractive with a feature centre piece and stone wall; grounds are laid to a well cultivated range of plants, shrubs and lawn. A private, fenced-off garden area is situated to the side and rear of the property and is mainly laid to gravel and patio stones. Within this area is a large shed providing storage and workshop facilities benefitting from lighting, electricity and water. The property has a good level of external lighting. There is parking for 8 cars within the subjects.

Glasdair House presently trades on a bed and breakfast basis only. Enthusiastic new owners could also promote evening meals if so desired.

The property benefits from mains electricity, gas, water and drainage. Glasdair House Guest House is fully compliant with extant fire regulations. The house benefits from gas central heating with a new boiler recently being installed. The subjects also have a valid certificate of guarantee pertaining to the timber aspects.

Property document:
Property document:

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