Strathview Lodge B&B, Cambusavie, Dornoch, Highland, IV25 3JD
Size
3,067.71
Tenure
Freehold
EPC
Parking
8
- Primary use
- Guest house
- Bedrooms
- 7
Building amenities
Additional costs may apply for some services – please check the full property description for more details.
- Parking
- Well connected
- Central heating
- Bike storage
- Outdoor seating
- Shower facilities
Key features
- Fully licensed by the Highland Council for short-term letting, with 100% business rates relief currently applying.
- During the 2026 high season, from April to October, the 3 letting rooms generated average turnover of approximately £17,500 per room.
- A fully furnished 4th guest bedroom is available, offering immediate potential for further business growth.
- A variation of the STL licence would add a 5th en-suite bedroom and support the expansion of the business into a guest-house model.
- Numerous Highland forest and coastal walks nearby.
- Ten minutes from Dunrobin Castle and Gardens, a major Highland visitor attraction with seasonal falconry displays.
- A September 2026 Home Report, including an independent market valuation, is available to interested parties.
- Set within approximately 1.5 acres, with generous grounds, outdoor guest areas and private parking for eight vehicles.
- Spacious two-bedroom owners’ accommodation with private bathroom and elevated views, created through a completed loft conversion.
- Extensively improved and maintained, including double glazing, renewed decking structure, LPG boiler and substantial electrical and drainage works.
Description
Substantial Highland Residence / Turnkey B&B Option — Offers Over £440,000 (Home Report Valuation)
Strathview Lodge is offered primarily as a substantial, extensively renovated Highland residence set in approximately 1.5 acres in Dornoch, with the option to acquire the established and profitable Bed & Breakfast business as a going concern.
FLEXIBLE PURCHASE OPTIONS:
• Residential Property: Offers Over £440,000 for the physical real estate, private owner's accommodation, grounds, and fully titled A9 access drive.
• Optional B&B Turnkey Package: The established B&B operation—comprising 4–5 ensuite letting rooms, trade inventory, high-spec furnishings, and business goodwill—is available by separate negotiation directly with the owners.
THE BUSINESS — CURRENT & POTENTIAL:
Operating under a Highland Council Short-Term Let (STL) licence. During the 2026 high season (April–October), letting rooms generated average turnover of ~£17,500 per room. A fully furnished 4th guest bedroom provides immediate capacity, and a 5th ensuite room can be added via licence variation. Private owner's accommodation comprises two bedrooms, entirely separate from the guest operation.
THE SITE — 1.5 ACRES & TITLED A9 ACCESS:
The site includes the main lodge, a ~75m² rear outbuilding, a 15m² office (converted diesel tank bund), a workshop, wood shed, and large guest parking. Crucially, the vendors own the full length of the access drive to the A9 trunk road junction (Land Register of Scotland Title STH795)—titled land transferring in full on completion.
THE OUTBUILDING — HOLIDAY LET POTENTIAL:
A standalone ~75m² outbuilding (former mortuary; 300-year-old Eastern European pine frame) offers credible potential for conversion to a self-contained holiday cottage (subject to planning/licence), with an adjoining 20m² concrete plinth ready for a private deck (approx. 95m² footprint total).
LOCATION & DEMAND:
Positioned near the Royal Dornoch Championship Course, the NC500 route, and northern renewables/infrastructure contractor demand, ensuring strong, diversified multi-season income.
FURTHER INFORMATION:
Financial trading info and title details available on request under confidentiality. Viewings strictly by appointment. Offered as a flexible purchase: residential home or turnkey going concern.
Strathview Lodge is offered primarily as a substantial, extensively renovated Highland residence set in approximately 1.5 acres in Dornoch, with the option to acquire the established and profitable Bed & Breakfast business as a going concern.
FLEXIBLE PURCHASE OPTIONS:
• Residential Property: Offers Over £440,000 for the physical real estate, private owner's accommodation, grounds, and fully titled A9 access drive.
• Optional B&B Turnkey Package: The established B&B operation—comprising 4–5 ensuite letting rooms, trade inventory, high-spec furnishings, and business goodwill—is available by separate negotiation directly with the owners.
THE BUSINESS — CURRENT & POTENTIAL:
Operating under a Highland Council Short-Term Let (STL) licence. During the 2026 high season (April–October), letting rooms generated average turnover of ~£17,500 per room. A fully furnished 4th guest bedroom provides immediate capacity, and a 5th ensuite room can be added via licence variation. Private owner's accommodation comprises two bedrooms, entirely separate from the guest operation.
THE SITE — 1.5 ACRES & TITLED A9 ACCESS:
The site includes the main lodge, a ~75m² rear outbuilding, a 15m² office (converted diesel tank bund), a workshop, wood shed, and large guest parking. Crucially, the vendors own the full length of the access drive to the A9 trunk road junction (Land Register of Scotland Title STH795)—titled land transferring in full on completion.
THE OUTBUILDING — HOLIDAY LET POTENTIAL:
A standalone ~75m² outbuilding (former mortuary; 300-year-old Eastern European pine frame) offers credible potential for conversion to a self-contained holiday cottage (subject to planning/licence), with an adjoining 20m² concrete plinth ready for a private deck (approx. 95m² footprint total).
LOCATION & DEMAND:
Positioned near the Royal Dornoch Championship Course, the NC500 route, and northern renewables/infrastructure contractor demand, ensuring strong, diversified multi-season income.
FURTHER INFORMATION:
Financial trading info and title details available on request under confidentiality. Viewings strictly by appointment. Offered as a flexible purchase: residential home or turnkey going concern.
Additional information
- Service charge
- Ask agent
- Business rates
- Ask agent
- Use class
- 7
- Year built
- 1906
- Year renovated
- 2022
- Listed building
- No
- Floors in building
- 2
- Planning permission
- Approved
- Business for sale
- Yes
Energy performance certificate: C
An Energy Performance certificate helps you understand the current energy efficiency of a property.
Read more about EPC requirementsEnvironmental data
- BREEAM rating
Very Good
- Environmental description
- The property grounds extend to approximately 1.5 acres with direct access to the A9. The grounds are laid mainly to grassed areas with many mature trees. Just a 10-minute drive to Dunrobin Castle one of Scotland's finest castles, with beautifully maintained gardens and daily raptor exhibitions — a major visitor attraction drawing guests year-round. Perfectly positioned on the world-famous North Coast 500 route — an ideal base for exploring the Highlands and renowned golf courses. Inverness approx. 1 hour away with rail and air links to the UK and Europe. Numerous Highland forest and coastal walks nearby, making this a year-round destination for nature lovers and outdoor enthusiasts seeking authentic Scottish landscapes. Local wildlife includes raptors, stoats, pine martin, hedgehog, pheasants and other birds.
Brochure
Strathview Lodge B&B, Cambusavie, Dornoch, Highland, IV25 3JD
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