Strathview Lodge B&B, Cambusavie, Dornoch, Highland, IV25 3JD

The Opportunity
Strathview Lodge is an established, fully operational Highland Bed & Breakfast offered for sale as a going concern on approximately 1.5 acres in Dornoch, Sutherland. The property combines an immediately income-generating hospitality business with a 25% capacity uplift available through a licence variation alone, credible on-site development potential, and — uniquely — two independent wind farm oversailing compensation income streams arising from the vendors' titled ownership of land and airspace on the A9 trunk road. No comparable combination of assets is currently available elsewhere in the Scottish Highlands.

The Business — Current & Potential
The property currently operates under a Short-Term Let (STL) licence with four fully ensuite letting rooms, strong online ratings, and a loyal customer base spanning golf tourists, NC500 leisure visitors, and infrastructure sector contractors. A dedicated guest dining and breakfast room is in place. Private owner's accommodation currently comprises three bedrooms, entirely separate from the guest operation.

A fifth ensuite letting room is available through a licence variation alone — no construction, no planning consent, no structural works. Bedroom 7 (currently owner's accommodation) becomes a fifth letting room; the existing lounge becomes a guest lounge; the owner retains two private upstairs bedrooms. This represents a 25% increase in letting capacity at minimal cost and with no construction risk.

The Site — 1.5 Acres & Titled A9 Access
The site of approximately 1.5 acres includes the main lodge, a substantial rear outbuilding (~75m²), a 15m² office (converted diesel tank bund), a workshop and wood shed, and a large guest parking area. Critically, the vendors own the full length of the access drive to the A9 trunk road junction, registered in Land Register of Scotland title STH795. This is titled land — not a right of way or access agreement — and transfers in full to the purchaser on completion.

The Outbuilding — Holiday Let Potential
A standalone ~75m² outbuilding to the rear of the property — formerly a mortuary — is structurally sound and offers credible potential for conversion to a self-contained holiday letting cottage, subject to planning consent and a licence variation. The timber frame is constructed from dense Eastern European pine estimated at over 300 years old. One external wall requires targeted remedial work (a non-continuous footplate due to two closely-spaced doors) — a well-understood issue with a straightforward engineering solution. An adjoining concrete plinth of approximately 20m² (2.5m × 8m) provides a ready-made base for a private outdoor deck at the cost of decking materials alone. A completed conversion with deck would offer a total footprint of approximately 95m² — a premium standalone self-catering product in a world-class tourism location, generating income entirely additive to the existing B&B revenue.

Location & Demand
Royal Dornoch Championship Course — consistently ranked in the world's top five links courses — generates high-value golf tourism with strong advance booking behaviour and premium nightly rate expectations, extending meaningfully into the shoulder season. The North Coast 500 brings hundreds of thousands of leisure visitors annually through Sutherland. The active renewables and infrastructure programme across the northern Highlands provides consistent off-season contractor demand. These three demand streams are diversified, complementary, and year-round.

Who This Suits

Owner-operators seeking a liveable Highland home with an established business income. Lifestyle investors wanting a quality hospitality platform with clear, low-cost growth routes. Commercial investors attracted by multiple independent income streams and genuine upside beyond standard hospitality yield. Golf sector specialists who understand the Royal Dornoch premium and how to extract value from it.

Further Information
Financial trading information, the Chleansaid heads of agreement documentation, and full title details are available to seriously interested parties on request under appropriate confidentiality arrangements. Viewings strictly by appointment only. Contact: Seltrust Associates, Dornoch — Tel: .

The property is offered as a going concern. All statements regarding wind farm negotiations reflect the position at the time of marketing and may be subject to change as negotiations progress.