26 Photo

26 Photo

Camping and Caravan Site with B&B set in Caithness

Inver Park House and Inver Caravan Park, Dunbeath, Caithness, Dunbeath, KW6 6EH, Caithness
£ 585,000 / Offers Over
For sale
Superb Business Comprising a Popular Camping / Caravan site plus Attractive Bed and Breakfast in a Stunning Coastal Location.


  • Unique business acquisition opportunity to include a 4-Star camping and caravan site plus 4-Star bed and breakfast located on the rugged Caithness coastline.
  • Superb lifestyle proposition situated on the popular North Coast 500 Route, with sound profitability from restricted trading with greater income potential.
  • Comprising of multi-income stream business including B&B, self-catering lets and caravan / camping pitches on grounds extending to around 1.5 acres.
  • Includes owners house (Inver Park House) comprising 6 bedrooms and spacious living areas
  • Site includes 24 hook-up points for caravans/motor homes plus 8 camping pitches.
  • Excellent general service building including 3 modern private shower rooms plus a utility area.

Inver Park House and Caravan Park enjoys a breathtaking and unique setting overlooking the stunning Caithness coastline with views to Dunbeath Castle. This easily accessible campsite attracts visitors from all over the world due to its superlative views, tremendous location just off the A9 and outstanding facilities for such a destination. Situated in the Northern Highlands, the business is ideally positioned to capitalise upon a broad range of clientele who enjoy the ruggedness, tranquility and beauty of the region. This easy-to-operate business derives its income through the letting of pitches for tents, motor-homes and caravans. In addition, the vendors also have a beautifully appointed 6-bedroom property, letting 5 bedrooms on a bed and breakfast basis, as well as two static caravans.

This year-round operation trades profitably generating an adjusted net profit of c£30,000 as at April 2016 but trades on a restricted basis due to owners health issues and their desire not to employ staff. The majority of business is pre-booked but there are a number of ‘off street’ customers who arrive without a prior booking. Many customers tend to be general tourists looking to benefit from sightseeing in the alluring Northern Highlands and who take advantage of the campsites’ tranquil setting affording easy access to a wide range of places of interest. In addition, the site offers cost effective accommodation for the many workers in the region as well as a popular stop-over point for the many people undertaking the ‘End to End’ route from John O’Groats to Lands’ End. Additionally, the popular North Coast 500 route runs immediately past the campsite and could be taken advantage of further. New owners could easily expand the business with little requirement for capital expenditure, making this a most desirable business proposition.

The site extends to circa 1.5 acres and includes 24 hook-up points for caravans/motor homes plus 8 camping pitches supported by excellent on-site facilities. Within the grounds are 2 well-presented self-catering units; one to sleep 4 and the other to sleep 8. The owners also offer 5 letting bedrooms within their home. This mix of trading aspects provide strong sustainability within the business operation.

The current owners have operated the campsite since 2001 and the bed and breakfast from 2009. It is their desire to retire that brings this charming and desirable business to the market.

The campsite is located on the outskirts of the idyllic village of Dunbeath and benefits from views towards the coast and Dunbeath Castle, ideally placed to take advantage of the highly popular North Coast 500 route and business has benefited greatly from this. Dunbeath is a popular Caithness village located on the arterial A9 trunk road which links Inverness with Thurso in the north and onwards by ferry to the Orkney Islands. The village enjoys a beautiful seaside location, picturesque harbour and strong community spirit. This area is famed for its breathtaking Highland scenery which hosts an abundance of wildlife – red deer, grouse, otter to name but a few. The area is of great attraction to both naturalist and ornithologist alike. Few anglers have not heard of the prolific salmon fishing in the locale, whether on the nearby Helmsdale River to the south, regarded by many as “the best” salmon fishing in Britain or on the Rivers Brora, Halladale, Wick and Thurso all within comfortable travelling distance. The Dunbeath River itself runs from neighbouring hills to its estuary overlooked by the campsite. The area is also popular with golfers, Helmsdale to the south has an 18-hole golf course and the well-known courses of Royal Dornoch and the James Braid course at Brora are but a short drive away. Genealogy, walking, mountain biking, deer stalking and many other outdoor pursuits attract visitors to the area as does Dunrobin Castle at nearby Golspie. Orkney is only a day-trip away, as is the Castle of Mey and John O’Groats.

Inver Caravan Park is situated within around 1.5 acres of land with a single vehicle entrance from Houstry Road just off the A9 giving access to both the Caravan Park and Inver Park House. Upon entry to the site it is self-evident that the grounds and infrastructure are maintained to an exceptionally high level.

Inver Park House is a substantial property with a significant footprint completed in 2010 to a high specification. This modern and attractive home trades as a B&B with a 4-Star grading by VisitScotland and a Category 1 'Unassisted Wheelchair Use' accessibility award. In total the building has 6 bedrooms; 5 are used for letting purposes. The owners make use of an attractive lounge with a wood-burning stove, large kitchen, office space, utility room, dining room and sun-lounge (which doubles as a breakfast room for guests). The owners have a spacious en-suite bedroom on the first floor.

The letting accommodation consists of:

Ground Floor
Double Room – Known as the Traditional room it benefits from an en-suite bathroom with separate shower and views over to the Moray Firth. This room is attractively furnished with an antique ash bedroom suite.
Triple Room – Known as the Botanical Room, set to 3 single beds with a large en-suite wet room plus under-tile heating. This room is designed for guests with mobility issues.
Family Room – Known as the Peaches and Cream room set to a double and single bed with a large bathroom with shower over the bath.
First Floor
A large double bedroom normally let with room 5 as a suite of rooms with a private bathroom with shower over.
A single bedroom normally let with room 4 as a suite of rooms sharing a private bathroom with shower over.

All letting bedrooms are furnished to a modern high standard and benefit from Freeview TVs, hairdryers, hospitality trays and fridges.

The camp site is open plan within a serene setting and is set to 24 hook-up points including 10 hard-standing points (1 fully serviced pitch). The 8 camping pitches are well-spaced out providing good amenity area. Most pitches benefit from unobscured seaward views. The site is intelligently laid out and maintained to a very high standard with gravel roads and grassed areas being well-manicured.

The business also has 2 self-catering static caravans / motor homes situated within the campsite. 'Scaraben View’ sleeps up to 8 persons and is fully equipped. The second comfortable holiday caravan sleeps up to 4 persons and is also fully equipped. Both have mains electricity and water. 'Scaraben View’ benefits from LPG central heating and double glazing. These units are modern and well-appointed.

The park amenities block was fully refurbished in 2011 including installation of underfloor heating. The building includes 3 private shower rooms with power showers plus W.C. and wash-hand basin. There is also a dish-washing facility plus a laundry area with sink, washing machine and ironing facilities. There is also an additional W.C. with WHB plus hair dryers and points for shavers etc. In 2017 the shower cubicles were refurbished with new shower trays and wet-wall. This re-vamped building is tiled floor to ceiling throughout and benefits from no-touch automatic hand driers and movement sensitive light controls.

To the front and site of the main house there is attractive garden grounds laid mainly to lawn. There is ample parking on site with 6 parking slots for B&B guests outside the house. There is also parking to just off the A9 for larger vehicles. The whole site extends to around 1.5 acres.

The subjects benefit from mains electricity and water; drainage is to a septic tank. Hot water and heating is provided by an oil-fired system. A new boiler and dishwasher have recently been installed. LPG gas used for cooking and separate LPG bulk gas tank is utilised by the static caravans. There is excellent Fibre Optic Wi-Fi throughout the entire site and in the main house. The site is fully licensed and fire compliant. Within the grounds there are 3 water points and a drive-over chemical toilet waste disposal point. There is a drying / boiler room off the main house.

Property document:
Property document:


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