Ben Loyal Hotel, Self Catering Houses and Glamping Pods , Tongue, Highland
Offers in Excess of
£955,000
Business rates & charges may apply
- SIZE
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- SECTOR
Guest house for sale
Key features
- Historic Highland Hotel in an elevated, scenic setting
- Prime location on the North Coast 500 in Sutherland
- Prominent main building with views over Kyle of Tongue, Ben Loyal & Ben Hope
- 11 en-suite guest bedrooms with attractive public and service areas
- Extensive self-catering accommodation: 6 modern glamping pods and 2 three-bedroom houses
- Five-bedroom owners’/staff accommodation within the main hotel
- Set within spacious grounds with ample parking
- Seasonal operation delivering strong results
Description
DESCRIPTION
The Ben Loyal Hotel is an attractive, multi-faceted hospitality business set in a breathtaking elevated position above the Kyle of Tongue, centrally located on the highly popular North Coast 500 tourist route. The property enjoys outstanding views towards Ben Loyal, Ben Hope, and the ruins of Castle Varrich.
Originally comprising a collection of 19th-century buildings, the property was combined to form the current trading entity in 1961. The present owners have further enhanced the business to offer an excellent 11-bedroom hotel, two three-bedroom self-catering houses, and six high-quality glamping pods which were added in 2020. All benefit from exceptional views.
The properties are presented in generally excellent condition throughout, with spacious and well-appointed public and service areas. Operating seasonally from April to October, the hotel occupies a strong destination location and offers significant potential for new owners to further develop and grow the business.
REASON FOR SALE
The owners, who have operated the hotel since 2010, are now retiring, creating an excellent opportunity for a new proprietor.
TRADE
The six glamping pods operate year round, while the hotel and bar trade from April to October. The hotel generates income through both accommodation and a well established food and beverage offering. Guests can enjoy breakfast, evening restaurant service, bar meals, and daily specials, with all dietary requirements catered for.
A vibrant, well stocked bar with regular live music draws in both visitors and locals, driving strong repeat business and an excellent reputation. Online ratings highlight the quality and popularity of the operation:
TripAdvisor: 4.3 – Very Good
Booking.com: 8.7 – Fabulous
With a modern online presence, a loyal customer base, and clear potential to extend the trading season, The Ben Loyal Hotel represents an exceptional lifestyle and investment opportunity on one of Scotland’s most iconic tourist routes.
The Ben Loyal Hotel benefits from having a dedicated website at
LOCATION
The Ben Loyal Hotel and Self-Catering Complex is located in the village of Tongue, in the heart of the Scottish Highlands and close to the North Coast 500, one of Scotland’s most popular tourist routes. The area boasts stunning scenery, including the Kyle of Tongue, Ben Loyal, Ben Hope, and Castle Varrich, alongside rugged mountains, moorlands, and pristine beaches, attracting walkers, climbers, anglers, wildlife enthusiasts, and general tourists throughout the main season.
Tourism is supported by excellent local infrastructure, with shops, restaurants, and services in Tongue and the nearby town of Thurso, while Inverness and Dalcross Airport provide convenient transport links. With strong seasonal trade, diverse visitor appeal, and world-class natural surroundings, the property offers a significant opportunity for a new owner to build on an established and highly regarded business.
THE PROPERTY
The subjects for sale comprise the Ben Loyal Hotel, a two-storey detached property of stone construction beneath a tiled roof, with original sections dating from the 1800s and complimented by latermodern extensions.
The hotel was reconfigured into its current layout in 1961 and has been continually upgraded by successive owners.
The sale also includes two modern three-bedroom self-catering houses, built around 2000, with six high-quality en-suite glamping pods added in 2020.
PUBLIC AREAS
BEN LOYAL HOTEL
The hotel is accessed via a side entrance leading into a spacious reception area with office facilities, or directly into the main bar. The interior is well presented throughout, featuring quality décor and fixtures. The residents’ lounge accommodates around 20 guests and can also serve as an additional dining space, while the main dining room seats up to 60 and enjoys attractive coastal and mountain views. The bar includes a generous main seating area, a cosy snug with a wood burning stove, and a pool/games area, with W.C.s and a staircase providing access to the first floor bedrooms.
THE LODGE & BEN LODGE HOUSES
The sale includes two semi-detached, two-storey houses offering flexible use, including potential owners’ accommodation. Both properties are accessed via ramped entrances, with ground-floor en-suite bedrooms suitable for less able guests.
Ben Lodge is classified as a two-bedroom property however it is currently utilised as an annex to the hotel for staff accommodation. It has been reconfigured to provide three en-suite rooms and two additional bedrooms, demonstrating the flexibility of the property.
The Lodge is currently operated as a self-catering holiday let, with a ground-floor open-plan kitchen/diner/lounge, utility room, W.C., and a double bedroom. Two further first-floor bedrooms, a twin and a double, complete the accommodation, making it ideal for family use or holiday rental.
LETTING BEDROOMS
The hotel’s 11 guest rooms are furnished to a high standard and all benefit from en-suite facilities. Rooms 1 to 6 are orientated so that they benefit from the outstanding views. In-room facilities comprise of television, Wi-Fi, hairdryer and tea/coffee making facilities. There is ample hanging space / storage within each room. Accommodation is configured as follows:
Room 1 - King-size en-suite with shower over bath.
Room 2 - Twin en-suite with shower over bath.
Room 3 - Single en-suite with shower over bath.
Room 4 - King-size en-suite with shower over bath.
Room 5 - Double en-suite with shower over bath.
Room 6 - Double en-suite with shower over bath.
Room 7 - Single en-suite with shower room.
Room 9 - Twin en-suite with shower room.
Room 10 - Triple (double and single) en-suite with shower over bath.
Room 11 - Double en-suite with shower over bath.
Room 12 - Double en-suite with shower over bath.
FINANCE AND LEGAL SERVICES
ASG Commercial Ltd is in touch with several lenders who provide specialist finance. We have access to a large team of legal experts who can act in all legal matters arising to include conveyancing and license transfers.
SERVICE ROOMS
The hotel benefits from a fully equipped commercial kitchen with supporting storage, including a still room, pot-wash area, additional prep spaces, refrigerated and freezer storage (including a walk-in), and dry-goods stores. A laundry and housekeeping storage are provided throughout, while an office at the rear of the reception allows day-to-day management. A cellar with internal courtyard access facilitates deliveries.
ACCOMMODATION
OWNER’S ACCOMMODATION
The sale also includes a spacious five-bedroom cottage, ideal for owners’ or staff accommodation. The property offers flexible living space, with a double and single bedroom and family bathroom on the first floor, two further double bedrooms on the ground floor, and an additional double bedroom on a mezzanine level. The cottage benefits from independent access from the main road, as well as rear courtyard access, and offers excellent potential for extended family occupation or alternative use.
SERVICES
The property benefits from mains electricity, water, and drainage. The hotel is partially heated by oil with supplementary electric heating, while the bars use wood-burning stoves with back-boilers feeding radiators. Cooking is via underground LPG gas tanks. The self-catering houses have oil-fired central heating and double glazing, and the glamping pods are heated with electric heaters. Wi-Fi is available throughout, and the property is fully fire compliant, meets Environmental Health standards, and is monitored by CCTV.
EPC RATING
The properties have an EPC rating as follows:
Ben Loyal Hotel – E62
Ben Loyal Cottage - C71
The Lodge Cottage - C69
ACCOUNTS
This business generates a solid level of turnover from a mainly seasonal and restricted trading model due to the preferences of the current owners. There is undoubted scope to develop the business further under new stewardship with either hands-on operators or a multi-site operator trading under management. Full accounting information will be made available to seriously interested parties subsequent to formal viewing.
TITLE NUMBER
There are 3 separate titles that cover the sale, as follows:
Ben Loyal Hotel - STH2684
Ben Lodge - STH3336
The Lodge - STH3440
PRICE
Offers Over £955,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
LICENCE NUMBER
The business holds a premises licence (HC/CSR/0194) under the Licensing (Scotland) Act 2005, permitting on- and off-sales of alcohol alongside accommodation, conferencing, dining, bar facilities, and a wide range of events, including weddings and functions. Room service is allowed for resident guests in the hotel, self-catering apartments, and glamping pods. The premises include two semi-detached houses (‘The Ben Loyal Apartments’) and six glamping pods, with occasional use of a marquee or temporary bar. Full Operating Plan details are available following viewing.
STAFF
The hotel is run by the owners with support from a team of seasonal staff.
The Ben Loyal Hotel is an attractive, multi-faceted hospitality business set in a breathtaking elevated position above the Kyle of Tongue, centrally located on the highly popular North Coast 500 tourist route. The property enjoys outstanding views towards Ben Loyal, Ben Hope, and the ruins of Castle Varrich.
Originally comprising a collection of 19th-century buildings, the property was combined to form the current trading entity in 1961. The present owners have further enhanced the business to offer an excellent 11-bedroom hotel, two three-bedroom self-catering houses, and six high-quality glamping pods which were added in 2020. All benefit from exceptional views.
The properties are presented in generally excellent condition throughout, with spacious and well-appointed public and service areas. Operating seasonally from April to October, the hotel occupies a strong destination location and offers significant potential for new owners to further develop and grow the business.
REASON FOR SALE
The owners, who have operated the hotel since 2010, are now retiring, creating an excellent opportunity for a new proprietor.
TRADE
The six glamping pods operate year round, while the hotel and bar trade from April to October. The hotel generates income through both accommodation and a well established food and beverage offering. Guests can enjoy breakfast, evening restaurant service, bar meals, and daily specials, with all dietary requirements catered for.
A vibrant, well stocked bar with regular live music draws in both visitors and locals, driving strong repeat business and an excellent reputation. Online ratings highlight the quality and popularity of the operation:
TripAdvisor: 4.3 – Very Good
Booking.com: 8.7 – Fabulous
With a modern online presence, a loyal customer base, and clear potential to extend the trading season, The Ben Loyal Hotel represents an exceptional lifestyle and investment opportunity on one of Scotland’s most iconic tourist routes.
The Ben Loyal Hotel benefits from having a dedicated website at
LOCATION
The Ben Loyal Hotel and Self-Catering Complex is located in the village of Tongue, in the heart of the Scottish Highlands and close to the North Coast 500, one of Scotland’s most popular tourist routes. The area boasts stunning scenery, including the Kyle of Tongue, Ben Loyal, Ben Hope, and Castle Varrich, alongside rugged mountains, moorlands, and pristine beaches, attracting walkers, climbers, anglers, wildlife enthusiasts, and general tourists throughout the main season.
Tourism is supported by excellent local infrastructure, with shops, restaurants, and services in Tongue and the nearby town of Thurso, while Inverness and Dalcross Airport provide convenient transport links. With strong seasonal trade, diverse visitor appeal, and world-class natural surroundings, the property offers a significant opportunity for a new owner to build on an established and highly regarded business.
THE PROPERTY
The subjects for sale comprise the Ben Loyal Hotel, a two-storey detached property of stone construction beneath a tiled roof, with original sections dating from the 1800s and complimented by latermodern extensions.
The hotel was reconfigured into its current layout in 1961 and has been continually upgraded by successive owners.
The sale also includes two modern three-bedroom self-catering houses, built around 2000, with six high-quality en-suite glamping pods added in 2020.
PUBLIC AREAS
BEN LOYAL HOTEL
The hotel is accessed via a side entrance leading into a spacious reception area with office facilities, or directly into the main bar. The interior is well presented throughout, featuring quality décor and fixtures. The residents’ lounge accommodates around 20 guests and can also serve as an additional dining space, while the main dining room seats up to 60 and enjoys attractive coastal and mountain views. The bar includes a generous main seating area, a cosy snug with a wood burning stove, and a pool/games area, with W.C.s and a staircase providing access to the first floor bedrooms.
THE LODGE & BEN LODGE HOUSES
The sale includes two semi-detached, two-storey houses offering flexible use, including potential owners’ accommodation. Both properties are accessed via ramped entrances, with ground-floor en-suite bedrooms suitable for less able guests.
Ben Lodge is classified as a two-bedroom property however it is currently utilised as an annex to the hotel for staff accommodation. It has been reconfigured to provide three en-suite rooms and two additional bedrooms, demonstrating the flexibility of the property.
The Lodge is currently operated as a self-catering holiday let, with a ground-floor open-plan kitchen/diner/lounge, utility room, W.C., and a double bedroom. Two further first-floor bedrooms, a twin and a double, complete the accommodation, making it ideal for family use or holiday rental.
LETTING BEDROOMS
The hotel’s 11 guest rooms are furnished to a high standard and all benefit from en-suite facilities. Rooms 1 to 6 are orientated so that they benefit from the outstanding views. In-room facilities comprise of television, Wi-Fi, hairdryer and tea/coffee making facilities. There is ample hanging space / storage within each room. Accommodation is configured as follows:
Room 1 - King-size en-suite with shower over bath.
Room 2 - Twin en-suite with shower over bath.
Room 3 - Single en-suite with shower over bath.
Room 4 - King-size en-suite with shower over bath.
Room 5 - Double en-suite with shower over bath.
Room 6 - Double en-suite with shower over bath.
Room 7 - Single en-suite with shower room.
Room 9 - Twin en-suite with shower room.
Room 10 - Triple (double and single) en-suite with shower over bath.
Room 11 - Double en-suite with shower over bath.
Room 12 - Double en-suite with shower over bath.
FINANCE AND LEGAL SERVICES
ASG Commercial Ltd is in touch with several lenders who provide specialist finance. We have access to a large team of legal experts who can act in all legal matters arising to include conveyancing and license transfers.
SERVICE ROOMS
The hotel benefits from a fully equipped commercial kitchen with supporting storage, including a still room, pot-wash area, additional prep spaces, refrigerated and freezer storage (including a walk-in), and dry-goods stores. A laundry and housekeeping storage are provided throughout, while an office at the rear of the reception allows day-to-day management. A cellar with internal courtyard access facilitates deliveries.
ACCOMMODATION
OWNER’S ACCOMMODATION
The sale also includes a spacious five-bedroom cottage, ideal for owners’ or staff accommodation. The property offers flexible living space, with a double and single bedroom and family bathroom on the first floor, two further double bedrooms on the ground floor, and an additional double bedroom on a mezzanine level. The cottage benefits from independent access from the main road, as well as rear courtyard access, and offers excellent potential for extended family occupation or alternative use.
SERVICES
The property benefits from mains electricity, water, and drainage. The hotel is partially heated by oil with supplementary electric heating, while the bars use wood-burning stoves with back-boilers feeding radiators. Cooking is via underground LPG gas tanks. The self-catering houses have oil-fired central heating and double glazing, and the glamping pods are heated with electric heaters. Wi-Fi is available throughout, and the property is fully fire compliant, meets Environmental Health standards, and is monitored by CCTV.
EPC RATING
The properties have an EPC rating as follows:
Ben Loyal Hotel – E62
Ben Loyal Cottage - C71
The Lodge Cottage - C69
ACCOUNTS
This business generates a solid level of turnover from a mainly seasonal and restricted trading model due to the preferences of the current owners. There is undoubted scope to develop the business further under new stewardship with either hands-on operators or a multi-site operator trading under management. Full accounting information will be made available to seriously interested parties subsequent to formal viewing.
TITLE NUMBER
There are 3 separate titles that cover the sale, as follows:
Ben Loyal Hotel - STH2684
Ben Lodge - STH3336
The Lodge - STH3440
PRICE
Offers Over £955,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
LICENCE NUMBER
The business holds a premises licence (HC/CSR/0194) under the Licensing (Scotland) Act 2005, permitting on- and off-sales of alcohol alongside accommodation, conferencing, dining, bar facilities, and a wide range of events, including weddings and functions. Room service is allowed for resident guests in the hotel, self-catering apartments, and glamping pods. The premises include two semi-detached houses (‘The Ben Loyal Apartments’) and six glamping pods, with occasional use of a marquee or temporary bar. Full Operating Plan details are available following viewing.
STAFF
The hotel is run by the owners with support from a team of seasonal staff.
Brochures
Ben Loyal Hotel, Self Catering Houses and Glamping Pods , Tongue, Highland
NEAREST STATIONS
Distances are straight line measurements from the centre of the postcode- Forsinard Station20.6 miles
Notes
These notes are private, only you can see them.
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