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Attractive 8-bedroom Hotel In A Most Spectacular Highland Location With Breath-taking Views for Sale


Freehold : £ 435,000

Overscaig House Hotel is easily located and has excellent signage from all directions and sits amidst some of the finest scenery in the Highlands benefitting from direct views to hills and lochs. The surrounding area is untamed but peaceful and tranquil, perfect for undertaking an extensive range of outdoor pursuits including hillwalking, mountain biking, golfing, fishing, shooting and stalking. This wonderful area is also rich in wildlife, birds, history & archaeology, making Overscaig a great base from which to undertake an odyssey of the Northern Highlands. There are golf clubs located nearby, including the world famous championship course at Royal Dornoch, plus challenging courses in Tain, Brora, Golspie and Durness. The nearest centre of population is Lairg with its 900 inhabitants. This town with its central location within the county of Sutherland, has four roads which meet in the village, giving rise to its name as "The Crossroads of the North". Facilities in the village of Lairg include a bank, chemist, general store, garage, post office, boat club, renowned tweed shop, hotels, restaurant and a community hall offering a good range of village events. Schooling is provided at Lairg primary school or Golspie High School. Lairg also has a train station offering a regular service. Inverness Airport is approximately one hour and fifteen minutes’ drive away. Inverness the main business and commercial centre in the Highlands, is within commuting distance and offers extensive shopping, leisure and entertainment facilities along with excellent road, rail and air links to the South and beyond.

Overscaig House Hotel is a stunning detached property with a most spectacular outlook, breath-taking views over Loch Shin and the expansive countryside beyond. In an easy to locate yet remote trading position, this well-signposted property provides a most serene situation within the Northern Highlands. The natural beauty and tranquillity on offer makes Overscaig House Hotel a desirable home and lifestyle opportunity.

The business generates income from its eight quality en-suite letting bedrooms and superb facilities which include; a charming bar and snug area with open fire, spacious guest lounge set to soft furnishings and tremendous restaurant offering spectacular views. The property includes excellent outdoor amenity space including a pleasant walled garden and terrace with attractive patio seating. The business has fishing rights on Loch Shin, Loch a’Ghriama and Loch Merkland, all within a short distance from the Hotel. The sale includes 5 boats with all the associated equipment. Fishing is a major attraction to this most idyllic business providing both an enjoyable guest facility and a pass-time for owners.

The vendors have chosen to operate this wonderful business on a restricted seasonal basis to suit their personal lifestyle preferences. The Hotel is only open from May to September trading mainly on a bed and breakfast basis with evening meals, unless groups book a lunch-time or other service in advance. This trading pattern could be easily extended to generate extra revenue through year-round trading and extended operating hours. The business currently trades under the VAT threshold, as this is the current owners preferred model, but even at this limited level the business generates a profit. The present owners undertake their business activities with the support of a live-in couple and through the utilisation of local staff; all employees are employed seasonally.

The current owners have invested heavily into the infrastructure of the building and the maintenance of the internal aspects. This has resulted in the subjects being in generally excellent condition making the Hotel a walk-in proposition. The present owners have operated the business since July 2004 and have enjoyed the rewarding lifestyle of operating a small personal business, generating many friendships along the way. However, it is their desire to follow other interests that brings Overscaig House Hotel to the market.

The property is a detached villa built in the late 1800s and has been sensitively maintained providing a charming home and business opportunity. The accommodation aspects are set over three floors with modern extensions. Throughout the quality of décor is of a high standard and the fixtures and fittings are reflective of a 3-Star STB small Highland Hotel. Mainly of stone construction under a pitched slate roof, with some areas of flat roofing.

The Hotels main entrance leads via a vestibule into a spacious reception area where there is a reception counter. Off the reception is a characterful bar and lounge with beamed ceilings and attractive wooden floors. With its feature stone fireplace and solid fuel fire this charming area is a cosy environment in which to relax. Off the bar are ladies and gents washrooms. From the reception through a hallway leading to the rear corridor, access is gained to the spacious guest lounge and superb dining room. The roomy guest lounge is set to sofas with occasional tables. The dining room is a stunning feature of this property and can comfortably seat 20 diners. With exceptional scenery on offer, this comfortable dining area is well-presented providing a wonderful back-drop from where to enjoy a delicious meal or breakfast.

The 8 letting bedrooms are situated on the first floor to sleep 17 guests and are configured as follows:

Room 1 – Twin en-suite with bath and shower over
Room 2 – Single en-suite with bath and shower over
Room 3 – Double with dressing room en-suite with bath and shower over
Room 5 – Double en-suite with bath and shower over
Room 6 – Family (double and 2 singles) with bath and shower over
Room 7 – Family (double and 2 singles) en-suite with shower room
Room 8 – Single en-suite with bath and shower over
Room 9 – Single en-suite with bath and shower over

All of the bedrooms are spacious and equipped with TV, radio/alarm, tea/coffee making facilities and hairdryer. Rooms 1, 3 and 5 have unobscured loch views.

The commercial kitchen is most spacious and well-equipped with a wide range of functional equipment. The kitchen has a tiled floor and a commercial extraction unit. Off the kitchen is a laundry. There is a beer/wine cellar, numerous housekeeping cupboards, plus 2 attic rooms which are easily accessed for storage. These latter rooms could be utilised as accommodation should new owners wish to bring extended family.

An attractive feature of this property and business is the spacious garden grounds providing access to Loch Shin. The grounds have two distinct areas; the walled garden to the left of the main building and the area of rough land to the loch-side of the building. The whole grounds have established paths to provide good access. In addition, there is outdoor terraced seating for up to 16, allowing guests to enjoy the benefits of taking in the refreshing summer air. The external buildings include a rod room and drying room with fridge and freezer storage for guests to store their ‘catch of the day’. There is a dry goods store for the kitchen plus a shed used by the owners for general garden storage. The property enjoys off-road parking for up to 12 vehicles.

The property is on mains electricity and benefits from a wind turbine in the grounds providing IRO 25% of the Hotels electrical power usage. Water supply is from a private bore-hole within the grounds with the necessary water treatment apparatus installed. Drainage is to a septic tank. Heating is electrical and LPG gas for cooking. The property is mainly double glazed.

There was a recent application for a wind farm ( to be built opposite the hotel. This proposal was refused and is currently under review, being revised and downsized. The hotel has a good working relationship with the wind farm developer and this will benefit the new owners.

The business operates a license under the Licensing Scotland Act 2005 and a copy of this will be made available to interested parties post viewing.

The EPC rating of this property is “F”.


The business currently trades under the VAT threshold opening from May to September. There is scope to trade year-round and extend trading hours to increase income significantly. The hotel will benefit from the index-linked Feed-in-Tariff income generated by the wind turbine. Full accounting information will be made available to seriously interested parties subsequent to formal viewing.

An attractive feature of this sale is the private owner’s accommodation comprising of a spacious lounge, kitchenette, office and double en-suite bedroom. This spacious and comfortable suite of rooms is situated on the ground floor providing for ease of response to customer needs.

Within the attic is a suite of rooms used by staff comprising of a lounge, double bedroom and shower room.
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598 Advert ID 47652    Sellers Ref : Overscaig/BSOL

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