Pentland Lodge House , Highland

DESCRIPTION

This remarkable property is one of the oldest and largest residential listed buildings in Thurso, built around 1770. It was converted into a guest house in 2007 and now offers eight comfortable guest bedrooms along with a separate two-bedroom owner’s annex. The three-storey traditional stone structure features a classic slate roof and has been carefully preserved to maintain its historic character.
The property commands attention with its symmetrical, elegant façade, harled exterior, picture-frame rendered windows, and classic slate roof. Inside, the layout has been thoughtfully arranged to support hospitality or high-end residential living, with eight comfortable guest rooms complemented by a separate two-bedroom owner’s annex.
The grounds are equally impressive. Distinctive stone-built garden walls, including circular and traditional features, frame the property and create a sense of privacy and presence rarely found in the centre of town. The sheltered walled garden to the north features an impressive gravel wave and a striking element of local fencing stone. This large outdoor gravel area gives space for further enhancement.

REASON FOR SALE

The current owners have successfully operated Pentland Lodge House remotely for over 18 years, building a strong reputation and loyal clientele. They are now retiring, offering new owners a well-established, turnkey business. With loyal staff already in place, there is excellent potential for further growth.


TRADE

All eight guest rooms operate successfully year-round, attracting a diverse clientele, with approximately 38% of bookings generated via Booking.com and the remainder coming directly from agencies and individual travellers, including those exploring the North Coast 500. The property is VAT-registered and benefits from an excellent annual turnover, reflecting its strong reputation and consistent performance, with additional revenue streams from supper trays, packed lunches, dog charges, laundry services, and EV charging. It consistently receives excellent guest feedback, with a Booking.com rating of 9.2 (Superb) and a TripAdvisor rating of 4.8 (Excellent).

The Pentland Lodge Hotel has a dedicated website at

LOCATION

The location is exceptional, with a cliff-top walk just 150 metres away, the beach only 160 metres from the door, and the town centre a short 450-metre stroll. The train station lies 650 metres away, and scenic riverside walking routes are also nearby.
For onward travel, the Scrabster ferry terminal is conveniently situated 3.2 kilometres from the property. Thurso further benefits from strong transport links, including regular rail services to Inverness, comprehensive regional bus networks, and road access via the A9. The airport in Wick is located approximately 20 miles away.
Thurso, positioned on the northern coast of Caithness, is Scotland’s most northerly town and a prominent central stop on the iconic North Coast 500 route. Its dramatic coastal scenery, rich cultural heritage, and proximity to major attractions including Dunnet Head, The Castle of Mey, John O’Groats, and ferry connections to the Orkney Islands— making it a perfect place for exploring the far north.
Thurso is well regarded for its excellent range of amenities. The town is home to a campus of the University of the Highlands and Islands (UHI), a secondary school and three primary schools. It also offers a cinema alongside a wide variety of shops, services, leisure facilities, and community amenities, making it a well-served and attractive place to live.


THE PROPERTY

This impressive former Church of Scotland Manse extends to approximately 415m² and features a symmetrical main building complemented by a west wing and an additional rear structure. Entry through the main door leads into an inviting entrance lobby, flowing into a bright hallway with flagstone floor and a feature wooden staircase rising through the upper levels, with mid-stairway access providing a fire escape to external steps at the back. The interior has been thoughtfully styled with a clean, contemporary aesthetic that incorporates subtle Scottish character, including tasteful tartan carpet.
The ground floor accommodates an office, kitchen and plant room, a spacious lounge/dining area, and an accessible guest room known as the Cairnmore Room. The accessibility of this room is highly commendable and well recognised, with many tourists specifically choosing to stay here for this attribute. The shower can be accessed directly from the car park without a step, demonstrating thoughtful consideration for wheelchair users.
A linen room with a staff WC is also located on this level. On the west wing of the property lies a dedicated owner’s annex.
On the first floor, a central landing leads to the upper staircase, with fire doors providing access to the guest rooms. The left-hand fire door opens into a small hallway serving Rooms 2 and 3, both superior doubles, along with a compact linen and complimentary supplies store. The right-hand fire door leads to a second hallway, giving access to Room 4 (single) and Rooms 5 and 6 (doubles).
The second floor comprises a further landing with access to Rooms 7 and 8, both spacious super-king doubles, along with a large storeroom offering excellent additional capacity.


LETTING BEDROOMS

All eight rooms are ensuite and elegantly finished, decorated with stunning embroidered comforters that create a classic Scottish aesthetic. Each features a Smart Flat Screen television, tea and coffee facilities, desk, and storage.

Cairnmore Room- Ground floor, Superior family, accessible, room with power shower ensuite
Middleton Room - First floor, Superior double,/family with power shower ensuite
Brims Room - First floor, Superior double/family with power shower ensuite
Clebrig Room - First floor, single with power shower ensuite
Strathy Room - First floor, double with power shower ensuite
Hoy Room - First floor, double with power shower ensuite
Scaraben Room - Second floor, superking with power shower ensuite
Morven Room - Second floor, superking with power shower ensuite

SERVICE ROOMS

The property offers a range of well-appointed ground floor service areas designed to support smooth and efficient guest house operations. The office is fully equipped with a desk, Wi-Fi hub, ample storage, and facilities for credit card payments. The recently refurbished kitchen has been thoughtfully designed for commercial use, featuring a commercial dishwasher, hot tap, double hob, oven/grill, warming plate, fridge/freezer, central moveable island, and generous storage. The dining room serves breakfast cooked to order complemented by a buffet area and has seating for up to 20 guests. A large laundry room provides a washing machine, tumble dryer, press, and additional storage, while a conveniently located WC also includes a storage cupboard.
Together, these functional spaces ensure efficient operations while providing a high-quality experience for both staff and guests.

OWNERS ACCOMMODATION

The owner’s annex is located in the west wing and can be accessed internally through the guest house kitchen into the annex living room, or externally via a covered porch.
On the ground floor, there is a galley kitchen, a double bedroom, and a living room with a staircase leading to the first floor. Under the stairs, there is a storage area.
The first floor features a landing with floor-to-ceiling storage cupboards, a double bedroom, and a bathroom.

SERVICES

The property is equipped with modern and reliable services to ensure efficient operation. Heating and hot water are provided by a recently installed oil-fired boiler (2023), while LPG gas is used for the hob in the commercial kitchen. There is a boiler house containing the electric distribution board, a large boiler, and a water cylinder. Whilst Wi-Fi is in place, superfast broadband is available to the building and could be installed by a prospective purchaser, if desired. Mains electricity and water are connected. An EV charger is available in the car park.

EPC RATING

The EPC rating for the hotel E44.

ACCOUNTS

Full accounting information will be made available to interested parties subsequent to viewing.

TITLE NUMBER

The Title Deeds are available on request.

PRICE

Offers over £620,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

DEVELOPMENT OPPORTUNITIES

The current owners also own the three-bedroom property next door, which is currently used as a holiday home and provides overspill accommodation for Pentland Lodge House. This additional property could be negotiated separately if desired. There is also potential to reconfigure the existing owner’s annex within Pentland Lodge House, creating additional letting suites or a self-catering facility, further increasing the property’s income-generating capacity.

GROUNDS

The property is set within fully walled grounds, offering privacy and security, with ample parking to the front and side. Attractive grassed areas and trees enhance the setting, while additional features include an EV charging point, an enclosed courtyard with a washing line, a garden shed, and a dedicated bin area. A stone feature wall at the front is clearly signed from the road, adding to the property’s presence and appeal.
A large shed provides storage and serves as a cycle store for guests.

LICENCE NUMBER

The business has a short-term letting licence reference .

STAFF

The owners manage Pentland Lodge House remotely, supported on-site by a full-time manager and 3 part time staff, ensuring smooth day-to-day operations.