* Historic Highland 3 - Star (VisitScotland) hotel in a stunning elevated setting on the ever - popular North Coast 500 tourist route in beautiful Sutherland.
* Prominent main building within an idyllic and popular trading location with views towards the Kyle of Tongue plus Ben Loyal and Ben Hope.
* Hotel accommodation extends to 11 comfortable en - suite bedrooms with stunning public rooms plus excellent service areas.
* Self - catering facilities include 6 spacious and modern glamping pods plus two 3 - bedroom houses which can be used as self - catering or hotel annex accommodation.
* Includes 5 - bedroom owners’ / staff accommodation within the main hotel plus spacious grounds and ample parking, within a tranquil setting.
* Operating on a mainly seasonal basis (April to October), with strong underlying turnover and sound adjusted net profitability.
**Description**
The Ben Loyal Hotel is a most attractive and multi - faceted business set in a
breath - taking location nestling high above the Kyle of Tongue, set centrally
to the now highly popular North Coast 500 tourist route. Other vistas include
Ben Loyal, Ben Hope and the ruin of Castle Varrich. The original subjects were
a disparate number of properties built in the 1800s which combined to make the
existing trading entity in 1961. The current owners developed this excellent
11 - bedroom hotel to include 2 self - catering houses (both 3 - bedroom) and in
2020, 6 exceptional glamping pods were added which offer superlative views. The
subjects are in generally excellent condition with spacious and well - appointed
public and service areas. The hotel offers a tremendous platform for new
owners / operators wishing to trade the business to the next level, as it is
situated in a popular destination location for many visitors during the main
season (April to October). The business boasts a number of exceptional
features and should be considered as a ‘must view property’.
**Trade**
The Ben Loyal Hotel is a well - established and successful trading entity in a
very prominent location on a busy tourist route. A traditionally high -
performing business, the recent addition of 6 glamping pods will add to the
already solid level of turnover and adjusted net profit. The business trades
11 quality en - suite letting bedrooms in the main hotel which are ably
supported by the public bar catering for circa 60 guests, the guest lounge to
seat around 20 customers and the dining room that can accommodate up to 60 for
functions. In addition, income is generated through the 2 (3 - bedroom) self -
catering houses adjacent to the hotel. One of these units is currently used as
annex hotel accommodation providing 3 further en - suite rooms. The newly
constructed glamping pods now add another dimension to this business which
draws in fresh and diverse custom to the main trading elements.
The hotel trades on a restricted basis through choice of the current owners
opening April to October with self - catering facilities and glamping pods being
available year - round. The glamping pods have only contributed to the trading
aspects since the summer of 2020. Income streams are generated between the
accommodation and wet / food sales. Food service is restricted to evening
meals and the hotel has enjoyed a good level of repeat business, thus ensuring
consistent occupancy levels. The business has a sound reputation locally and
is supported by the local and extended community. There are a number of major
projects on - going in the area which generates business - to - business activity.
One such event is the high profile and innovative Space Hub Sutherland Project
that is expected to introduce many social and economic benefits to the region
plus significant employment options.
Tourism is a key driver of trade and the North Coast 500 contributes to a
regular and on - going level of trade. The situation of the business is such
that it is easy - to - locate for those who booked via the internet and the casual
passer - by seeking accommodation / refreshment. The owners take great pride in
ensuring their guests receive a particularly warm and friendly welcome,
maintaining the trading elements to a very high standard. The business is
well - signposted and is supported by a modern website (). The hotel is marketed
through a number of portal websites, with a solid presence on the internet and
through social media platforms.
**Staff**
The hotel operates with the owners being supported by a team of seasonal
staff.
**Reason for sale**
The owners have operated the hotel since 2010 but are now seeking to retire
from the hotel sector and focus on other business interests. It is this change
of direction that presents this excellent business proposition to the market.
**Location**
The Ben Loyal Hotel and Self - Catering Complex is situated within the village
of Tongue, on the junction of the A836 and A838, in a truly dramatic elevated
location offering uninterrupted and fantastic far - reaching views along the
Kyle of Tongue. Other stunning views from the hotel include the mountains Ben
Loyal and Ben Hope plus the ruin of Castle Varrich. The shores along the
Sutherland coast offer some beautiful white sandy beaches which are popular
with water sports enthusiasts and those enjoying the majestic landscapes. To
the south of the village is a mix of rugged mountains and extensive moorlands.
Set to the popular North Coast 500 tourist route, at its approximate mid -
point, the hotel draws in many walkers, climbers, field sports enthusiast, in
addition to the general tourists who take in the natural surroundings and the
many places of interest in the local region. Not only does the area host an
impressive range of top salmon rivers, it is a prime Scottish destination for
wild brown trout angling with sea fishing offering an alternative to game
angling. Sutherland is an area rich in wildlife, home to herds of wild red
deer, the otter and the Atlantic salmon amongst other species. Ornithologists
are frequent visitors to the county, attracted by the golden eagle, hen
harrier, peregrine falcon, short eared owl, and numerous other birds of prey.
The nearby town of Thurso offers a wide range of shops, restaurants and
facilities. Tongue has a Primary School with senior schooling in Thurso High
School. The village and locality have a range of small shops / post office.
**The property**
The subjects being sold comprise of the Ben Loyal Hotel which is a 2 - storey
detached property; stone built under a tiled roof with the original subjects
dating from the 1800s with more modern extensions. The hotel was initially
reconfigured to its current operation in 1961 and has been continually
modernised by successive operators. The sale includes 2 self - catering houses,
both offering 3 bedrooms, set to 2 floors and of modern construction being
built in c2000. Located within the grounds are 6 modern and excellent quality
glamping pods with en - suite facilities which were constructed in 2020. The
property has been trading as a hotel since the 1960s and a most attractive
feature of this sale is the stunning location with its expansive views.
**Ben loyal hotel**
The hotel is of mainly stone construction under a tiled roof with trading
accommodation being set to 2 floors. There is a single storey extension under
a flat roof.
**Public areas**
Entry to the hotel is via a side access leading from the carpark directly into
the spacious reception where there is a counter and office to its rear; the
reception is set to soft furnishings. Alternatively, access can be gained into
the main bar set to the front aspects of the property. The initial impression
of the hotel is one of a well - maintained business presented to a high standard
with good quality fixtures and fittings plus attractive décor.
Steps from the reception hallway lead down to the spacious resident's lounge
which can seat around 20 utilising a range of soft furnishings and occasional
tables. In peak trading periods, the lounge can be used as a supplementary
restaurant facility and benefits from gorgeous westerly views. From the lounge
double glazed doors offer access to the main dining room which can seat up to
60 persons for functions utilising flexible free - standing tables and chairs.
The dining room is also where breakfast is served to resident guests. This
bright and appealing dining area provides inspiring coastal and mountain
views. There are ladies and gents’ washrooms off the reception.
Also accessed from within the hotel, the main bar is set to 3 areas. The main
bar area can comfortably seat up to 35 with a mix of free - standing and booth
style seating. This attractive and comfortable area has a feature bar servery.
The snug area with its wood - burning stove can comfortably seat 6 plus up a few
steps is the pool and games area for a further 15 customers. There are ladies
and gents’ W. C. s available from the bar area. Stairs lead to the first floor
and all letting bedrooms.
**Letting bedrooms**
The hotel’s 11 guest rooms are furnished to a high standard and all benefit
from en - suite facilities. Rooms 1 to 6 are orientated so that they benefit
from the outstanding views previously mentioned. In room facilities comprise
of television, Wi - Fi, hairdryer and tea/coffee making facilities. There is
ample hanging space / storage within each room. Accommodation is configured as
follows:
Room 1 - King - size en - suite with shower over bath.
Room 2 - Twin en - suite with shower over bath.
Room 3 - Single en - suite with shower over bath.
Room 4 - King - size en - suite with shower over bath.
Room 5 - Double en - suite with shower over bath.
Room 6 - Double en - suite with shower over bath.
Room 7 - Single en - suite with shower room.
Room 9 - Twin en - suite with shower room.
Room 10 - Triple (double and single) en - suite with shower over bath.
Room 11 - Double en - suite with shower over bath.
Room 12 - Double en - suite with shower over bath.
**Service areas**
With a fully provisioned commercial kitchen and supporting storage facilities,
the food production aspects of the business are of an excellent standard with
a still room off the main kitchen. There is a separate pot - wash area and
supplementary food preparation spaces. Ample kitchen storage with refrigerated
and freezer storage, including a walk - in freezer, plus dry - goods stores are
included. Additionally, there is a laundry and sufficient house - keeping
storage throughout. An office to the rear of the reception enables day to day
control of the business and a cellar provides ease of access for deliveries
from the internal courtyard.
**Owner’s accommodation**
Included with the Ben Loyal Hotel is a 5 - bedroom cottage that can be used for
staff or owners’ private accommodation. The first - floor accommodation
comprises of a double and a single bedroom; there is also a family bathroom on
this floor. On the ground floor are a further 2 double bedrooms and to a
mezzanine floor is a further double room. The cottage can be accessed either
from the front aspects of the building from the main road or via a rear access
off the courtyard. The owner’s accommodation would suit an extended family
occupation once upgraded to suit individual needs.
**Self - catering houses**
An attractive feature of this sale is the 2 semi - detached, 2 - storey, houses
that offer a range of flexible uses. These high - quality buildings could be
used as owners’ accommodation, if required. Entry to both properties is via a
ramped access. Each property has been designed so that a ground floor en - suite
bedroom can be accessed from the ramp directly making it ideal for less able
guests. Though similar in size and general layout, Ben Lodge is used as a mix
of hotel and staff accommodation and The Lodge is used as a self - catering
unit.
**Ben Lodge**
Ben Lodge is currently utilised as a mix of hotel accommodation comprising 3
en - suite rooms and 2 staff accommodation bedrooms. Situated to the left - hand
side of the property, this unit is orientated offering some exceptional views
from 2 ground floor rooms and the master bedroom on the first floor. Entry
leads into a hallway with stairs to the front leading to the first - floor. To
the left is a corridor providing access to Bedroom 14 which is configured to a
double plus en - suite shower room. Further along are 2 staff bedrooms which
have access to the staff kitchen, an adjoining shower room and separate WC. A
door provides staff private access via the rear aspects. Set to the first -
floor are 2 large bedrooms. Room 15 is set to twin beds and room 16 is a
triple, 3 singles; both bedrooms have modern en - suite facilities.
**The Lodge**
This unit is set to the right - hand side of the property and presently used as
a self - catering holiday let. Access into a hallway and a corridor to the right
leads to an open - plan kitchen / diner / lounge. There is a utility room and a
W. C. Off the kitchen. This is an attractive space, ideal for family use and is
beautifully appointed. A double bedroom is located to the ground - floor and 2
further rooms on the first - floor (1 twin and a double).
**Glamping pods**
A new addition to this trading entity is the 6 modern and stunning glamping
pods, built in 2020. These spacious units are beautifully appointed and
benefit from integral en - suite shower rooms. Three units can accommodate up to
4 persons (1 double and bunk beds) and the other 3 are configured to double
occupancy. Each unit has a small kitchenette (sink and work top, microwave,
toaster, kettle and fridge), a dining table and chairs, TV, electric heater
and soft furnishings. Every pod has its own decking area plus a patio and
picnic table; all benefit from stunning views.
**Grounds**
The Ben Loyal Hotel is set to an area of flat ground with the car park to the
rear being laid to tarmac. There are 2 areas of lawn which combined can seat
up to 60 guests who enjoy the views on offer. The glamping pod area is
accessed down a path and the units sit below the site line of the hotel. The
hotel boasts a good level of guest parking with over 20 parking slots plus
there is additional public parking adjacent to the main road opposite the
hotel. Externally there are a number of general - purpose storage units.
**Services**
The subjects benefit from mains electricity, water and drainage. The hotel is
partially heated by an oil - fired system with supplementary electric heating.
The bars are heated by wood - burning stoves and have back - boilers feeding
radiators. The hotel utilises underground lpg gas tanks for cooking. The self -
catering units benefit from oil - fired central heating throughout and are
double glazed. Heating in the glamping pods is by way of electric heaters. Wi -
Fi is available throughout. The property is fire compliant and meets
Environmental Health standards. The hotel has a CCTV system.

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