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Listed for £625,000
December 15, 2025
Sold for £315,000
2013
Sold for £273,600
2005
DESCRIPTION
Kilmore Farmhouse Guest House is a spacious, high-quality detached property in an ideal location. Designed for comfort with a welcoming, homely atmosphere, it operates profitably on a seasonal basis and is offered as a fully turnkey business with significant growth potential.
The guesthouse includes five versatile letting suites, plus a large, private owners accommodation on the first floor. Additional features include a bright conservatory, mature gardens, dedicated guest parking, and a popular doughnut and ice cream booth.
Overall, it is an excellent opportunity for anyone seeking a combined home-and-lifestyle business.
REASON FOR SALE
This attractive business is now on the market due to the current owners? wish to retire, having successfully operated it since 2018.
TRADE
The business runs seasonally with strong profits and clear potential for growth. Its prime position on the Great Glen Way ensures steady passing trade from walkers, cyclists, and tour groups. The previously popular doughnut and ice-cream booth?now closed?offers an easy opportunity to boost income. The guest house is licensed for 11 guests.
Kilmore Farmhouse Guest House has an exceptional reputation, holding top ratings:
TripAdvisor: #1 of 24 B&Bs in Drumnadrochit, 4.9 - Excellent
Booking.com: 9.4 - Superb
Luxury Travel Guide Location of the Year 2016
A dedicated website and strong presence on TripAdvisor and Booking.com support consistently high occupancy and a 5/5 online reputation.
LOCATION
The lovely tourist village of Drumnadrochit is situated on the beautiful shores of Loch Ness directly on the Great Glen Way. Loch Ness is one of the most popular tourist destinations in the UK both for walkers and those Loch Ness monster hunters hoping for a glimpse of the loch Ness Monster. With its stunning views and untouched landscapes, this impressive stretch of water is 23 miles long and over 700 ft at its deepest, making it Scotland?s largest loch in terms of volume.
Drumnadrochit has shops, a primary and secondary school plus a wide range of welfare and social amenities. The village is well known as the home of Nessie and is also close to Urquhart Castle. Due to its strategic location on the North shore of Loch Ness, the village benefits from a high level of passing trade including those who transit to Skye.
The broader area boasts a number of places of general interest. The area is renowned for its stunning beauty. Water sports and fishing are highly popular past times in the region, as are field sports. Inverness and Fort Augustus are within a 30 minute drive. Inverness itself is a vibrant and growing City and with such expansion comes many opportunities in both commerce and social activities. Such growth benefits established hospitality businesses and ensures a year-round trade.
THE PROPERTY
Kilmore Farmhouse Guest House sits on a generous plot with mature landscaped gardens and offers 290 m² of quality accommodation. Built to a high standard with timber-kit construction and a tiled roof, it also benefits from a bright conservatory added in 2008.
The ground floor is fully guest-focused, featuring five suites, a spacious vestibule, guest lounge, dining room, conservatory, and a modern kitchen.
The first floor provides secure owners? accommodation with a lounge, bedroom, and a stylish bathroom with a slipper bath.
Access begins through a triple-glazed UPVC door into the vestibule, leading to the hall with a dog-leg staircase, storage cupboard, and doors to all guest and communal areas. Double-glazed doors open to the dining room and conservatory.
PUBLIC AREAS
Guest Lounge (5.3m x 4.5m)
Glazed double doors from the dining room open into a bright, spacious guest lounge, tastefully furnished with comfortable sofas to maximise guest comfort. Wooden flooring and a stone fireplace with a wood-burning stove add to the relaxing ambience, while dual-aspect picture windows fill the room with natural light, creating a welcoming and serene environment.
Kitchen (5.3m x 4.3m)
One of the standout features of this property is the beautifully refurbished, large modern kitchen, accessed directly from the main reception area. Finished to an exceptionally high standard, this spacious kitchen includes a generous central island with tall stools, attractive Karndean flooring, and an impressive range of high-quality cream cabinets. It offers extensive worksurface space and is fully equipped with all the appliances needed to support the business.
Dining Room and Conservatory (6.1m x 3.8m)
Double-glazed doors lead from the hallway into the dining room, where a wooden floor flows throughout the space, set with tables and chairs and complemented by a dedicated breakfast-service unit. Beyond this is the bright double-glazed conservatory, featuring a corrugated roof and windowed walls, an exceptional addition that also provides direct access to the garden through its external door.
LETTING BEDROOMS
Letting Suites
All suites are maintained to an equally high standard, offering both comfort and stylish furnishings. Each is equipped with a wall-mounted flat-screen satellite television, complimentary high-speed upgraded Wi-Fi, and tea and coffee-making facilities. The suites are further complemented by a curated selection of complimentary toiletries, providing an exceptional level of accommodation.
Clan Gordon 4.0m x 3.8m King bedroom with En-suite shower room
Clan Stewart 4.2m x 3.2m Double bedroom with En-suite shower room
Clan McPherson 5.3m x 3.7m Triple bedroom (3 single beds) with En-suite shower room
Clan MacLeod 3.8m x 3.5m Double bedroom with En-suite shower room
Clan Fraser 3.8m x 3.0m Double bedroom with En-suite shower room
SERVICE ROOMS
One of the attractions of this property is the fantastic refurbished large modern kitchen accessed directly from the main reception area. The kitchen has been fully refurbished to an extremely high standard. This spacious area benefits from a large central island with tall stools, attractive Karndean flooring and an exceptional number of high-quality cream cabinets. The kitchen is complete with a great level of worksurface and the usual appliances required to meet the needs of the business.
OWNERS ACCOMMODATION
The present owners make full use of the entire first floor as their private accommodation. This area is fully separate from the guest spaces, offering both privacy and security. The exceptionally large lounge provides ample room for a comfortable living area as well as an office space, while the spacious bedroom sits adjacent. A stylish Jack and Jill bathroom?accessible from both the lounge and the bedroom?features a luxurious slipper bath and a separate shower. All areas are light, bright, and finished to a high standard, with neutral yet tasteful décor throughout.
SERVICES
The business benefits from mains electricity, water, and drainage. Central heating and hot water are provided via an LPG combi boiler central heating system. The building is double glazed with CR Smith Lorimer windows. The property has Superfast Fibre Wi-Fi throughout. An EV fast charger is installed at the rear of the property.
EPC RATING
The EPC rating for the guest house is E.
ACCOUNTS
Full accounting information will be made available to interested parties subsequent to viewing.
TITLE NUMBER
The title number for the guest house is INV11717
PRICE
Offers in the region of £625,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
DEVELOPMENT OPPORTUNITIES
The property offers strong development potential, including year-round operation and the opportunity to formalise tour company contracts. There is also scope to develop the land, with potential to renew planning permission for a glamping pod, and to convert the owner?s accommodation into an additional letting suite.
GROUNDS
The house sits at the centre of a generous plot of just over half an acre, surrounded by a beautifully maintained garden that features a charming, grassed seating area, a pond, and attractive small fountains. A gravel drive wraps around the property, offering excellent access to all areas. To the rear, a large barn-style garage with an electric roller door provides substantial storage space and includes power, lighting, a dedicated drying room, and a large freezer. To the right of the property sits a wood-clad catering trailer, currently used to serve doughnuts and ice cream to passing trade. There is also potential to reinstate previous planning for a glamping pod, offering further development opportunities.
LICENCE NUMBER
The business has a short term letting licence which expires on 21 August 2027 The licence is HI-50968-F.
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