Strathview Lodge B&B, Cambusavie, Dornoch, Highland, IV25 3JD
Size
3,067.74
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
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.
During the 2026 high season, from April to October, the three letting rooms generated average turnover of approximately £17,500 per room.
A fully furnished fourth guest bedroom is available, providing immediate capacity to increase turnover.
The Business — Current & Potential
The property currently operates under a Short-Term Let (STL) licence with four ensuite letting rooms, strong online ratings, and a loyal customer base spanning golfers, NC500 leisure visitors, and infrastructure sector professionals. A dedicated guest dining and breakfast room is in place. Private owner's accommodation currently comprises two bedrooms, entirely separate from the guest operation.
A 5th ensuite letting room can be made available through a licence variation alone, taking over bedroom 7 (currently within the owner's accommodation - but used as an office); the existing lounge would consequently become the guest lounge.
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 activities are diversified and complementary.
Further Information
Financial trading information, and full title details are available to interested parties on request under appropriate confidentiality arrangements. Viewings strictly by appointment only.
The property is offered as a turnkey going concern.
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.
During the 2026 high season, from April to October, the three letting rooms generated average turnover of approximately £17,500 per room.
A fully furnished fourth guest bedroom is available, providing immediate capacity to increase turnover.
The Business — Current & Potential
The property currently operates under a Short-Term Let (STL) licence with four ensuite letting rooms, strong online ratings, and a loyal customer base spanning golfers, NC500 leisure visitors, and infrastructure sector professionals. A dedicated guest dining and breakfast room is in place. Private owner's accommodation currently comprises two bedrooms, entirely separate from the guest operation.
A 5th ensuite letting room can be made available through a licence variation alone, taking over bedroom 7 (currently within the owner's accommodation - but used as an office); the existing lounge would consequently become the guest lounge.
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 activities are diversified and complementary.
Further Information
Financial trading information, and full title details are available to interested parties on request under appropriate confidentiality arrangements. Viewings strictly by appointment only.
The property is offered as a 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
Your search history
You have no recent searches
Disclaimer - Property reference SEL302. The information displayed about this property comprises a property advertisement. Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Seltrust Associates, Dornoch. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.