Property Portfolio. Loch Ness

Holiday‑letting business at the prestigious Highland Club, historic St Benedict’s Abbey, Fort Augustus:

– Portfolio of 3 high‑quality self‑catering units offering flexible capacity.

– Prime lochside/riverside positions with views over Loch Ness, gardens and the River Tarff.

– Access to residents’ leisure facilities (indoor pool, gym, sauna, steam room, etc.).

– Iconic tourist location combining Loch Ness’s global draw with Fort Augustus village charm.

– Year‑round trade from UK and European visitors, mixing short peak stays with longer off‑season breaks.

– Professionally managed estate with on‑site staff & flexible management options for hands‑off investors.

– Lifestyle investment for private buyers or small operators, allowing personal use plus strong income potential.

Location: The Highland club. St Benedict’s Abbey, Fort Augustus, Loch Ness, PH32. Scotland.

Scottish Business Centre is delighted to bring to the market an exceptional holiday‑letting portfolio comprising three high‑quality self‑catering/Airbnb units within the prestigious Highland Club development at Fort Augustus Abbey on Loch Ness.

This is a rare opportunity to acquire a lifestyle business combining strong holiday‑letting potential with ownership of characterful property in one of Scotland’s most iconic and consistently popular tourist destinations.

Key Investment Highlights

·       Established short‑term letting operation trading 12 months of the year

·       Three individually styled units within The Highland Club

·       Monastery 10 – 1‑bedroom second‑floor apartment with loch and garden aspects

·       Courtyard Cottage 2 (“Club Cottage”) – 2‑bedroom riverside cottage with patio, sleeps up to 5

·       Courtyard Cottage 11 (“Strathglass Cottage”) – 2‑bedroom cottage with river outlook and patio

·       Prime position within the historic Abbey complex on the shores of Loch Ness

·       Access to extensive residents’ leisure facilities (indoor pool, gym, sauna, steam room, etc.)

·       Professionally managed estate with on‑site staff and multiple property management options

·       Proven demand via Booking.com and specialist Abbey‑letting platforms

·       Significant scope to grow revenue through enhanced marketing, direct bookings and product development

·       Attractive to both investors and lifestyle purchasers seeking personal use alongside income

Location

Fort Augustus, perched at the southern tip of Loch Ness, is one of the Highlands’ most appealing small villages—big enough to offer cafés, pubs, shops, and visitor amenities, yet small enough to feel authentic and peaceful. With the Caledonian Canal and its famous flight of locks running through the centre, surrounded by forested hills and lochside views, it captures exactly the kind of “Highland postcard” setting that visitors are searching for.

The wider Loch Ness and Highland region is one of Scotland’s tourism powerhouses. Visitors come not only for the legendary loch and its myths, but for walking, cycling, sailing, kayaking, wildlife watching, and road trips on spectacular scenic routes. Day trips to Inverness, Fort William, Glen Coe, Skye, and the North Coast 500 are all within reach, and Fort Augustus sits almost perfectly in the middle of these attractions. This central location means guests can unpack once and explore a huge swathe of the Highlands without constantly changing accommodation. As a base, Fort Augustus works well for a wide range of travellers: couples on short romantic breaks, families seeking outdoor adventures, hikers and cyclists, and international visitors touring Scotland by car or campervan. The village offers boat tours on Loch Ness, easy riverside and canal walks, and nearby hill trails, so even guests who don’t want to drive far still have plenty to do. In the evenings, they can return to a relaxed village atmosphere with local pubs, restaurants, and lochside sunsets.

For owners of Airbnb properties and holiday let apartments, this combination of setting and accessibility creates a strong platform for reliable bookings. Loch Ness is a globally recognised name, which greatly helps online visibility and search demand, while Fort Augustus offers the sense of a destination in its own right rather than just a stopover. Properties in and around the village can attract both short high-season stays and longer shoulder- and off-season breaks from UK and European visitors who want a quiet retreat with good walking straight from the door.

The tourism season in this part of the Highlands is also relatively long, often stretching from spring through late autumn, with additional spikes at Christmas, New Year, and school holidays. This can help support healthy occupancy rates and the potential to command premium nightly prices in peak summer. Owners benefit from repeat visitors returning year after year, as well as word-of-mouth recommendations—particularly if their property makes the most of the setting with loch or mountain views, outdoor seating, and cosy interiors that suit the climate.

Fort Augustus combines the magnetism of Loch Ness with the practicality of a well-placed Highland hub. For holiday let and Airbnb owners, it offers a rare mix of steady demand, broad guest appeal, and a setting that practically markets itself, making it an attractive location for both lifestyle and investment-focused hosts.

Background & History

St Benedict’s Abbey, now home to The Highland Club, has stood for centuries at the southern end of Loch Ness and is a landmark in the Scottish Highlands. Following a major, multi‑year redevelopment, the main Abbey Church conversion was completed around 2012, creating a unique residential and holiday complex comprising 97 apartments and 12 cottages within about 20 acres of private grounds. Our clients’ three units have been operated as successful holiday and Airbnb‑style lets. Trading has been structured to capture year‑round demand from both domestic and international visitors attracted by the Highlands, Loch Ness and the rich history of the Abbey.

The business currently operates all year, capitalising on high summer and shoulder‑season tourism while also benefitting from off‑season breaks, activity‑based visitors and guests seeking peaceful winter retreats with full use of leisure facilities.

Sector & Market Position

The portfolio typically appeals to premium leisure travellers, including couples, families, and small groups seeking high‑quality accommodation that combines hotel‑style facilities with the flexibility of self‑catering. The units also tap into the growing staycation market, with UK residents increasingly opting for domestic breaks in scenic locations that offer a wide range of activities close by. Demand is further driven by experience‑led travel, attracting guests motivated by outdoor pursuits, local heritage, wellness experiences, and time in nature. Bookings are largely platform‑driven, underpinned by a strong presence on Booking.com alongside niche, Highland Club‑specific sites that help capture a targeted audience.

The Highland Club – Estate & Facilities

The Highland Club occupies a unique position in the market: a gated, waterfront estate that seamlessly combines historic architecture, beautifully landscaped grounds and a full suite of leisure amenities. This distinctive setting enables the accommodation to command a premium over standard self‑catering options in the wider area, while still offering strong value when compared with similar quality properties elsewhere in Scotland.

Ownership of a unit at The Highland Club includes exclusive membership, subject to a monthly management fee. This membership grants access to an extensive range of shared facilities for both owners and their guests, including:

·       Indoor heated swimming pool

·       Gym, sauna and steam room

·       Residents’ club lounge and snooker room

·       Extensive landscaped grounds featuring:

·       BBQ areas

·       Children’s adventure playground

·       Tennis court, football pitch and other sports facilities

·       Giant chess and traditional lawn games

·       Access to trout fishing and boat moorings (subject to local regulations)

The estate is overseen by a dedicated on‑site management team, providing security, grounds maintenance, upkeep of communal areas and day‑to‑day support for residents and guests. In addition, several independent property management companies operate within the development, offering fully managed letting and housekeeping services for owners seeking a “hands‑off” approach.

Within the grounds, The Boathouse, a highly regarded loch side restaurant, offers relaxed dining with panoramic views across Loch Ness, serving both Highland Club guests and the wider local community.

The Properties:

Property description & web links.

Monastery 10 – One‑Bedroom Apartment

Located within the Monastery building, Monastery 10 is a beautifully presented second‑floor apartment enjoying aspects over the formal gardens towards Loch Ness.

Follow link for additional images:

https://www.highlandclubscotland.co.uk/property/monastery-10-apartment-10/

Key features include:

·       Bright open‑plan living space with defined lounge, dining and kitchen areas

·       Contemporary fitted kitchen with integrated AEG appliances and modern gas cooking range, designed to blend seamlessly with the soft interior décor

·       Generously proportioned double bedroom with king‑size bed and quality furnishings

·       Well‑appointed bathroom with both bath and separate shower

·       Access to the Loch side Monastery Gardens with lawn games, barbecue areas and easy reach of The Boathouse restaurant

The apartment is reached via internal stairways (four flights), giving a sense of seclusion and enhancing the appeal to couples looking for a quiet Highland retreat. This unit performs particularly well with two‑person bookings and short romantic breaks, and offers an appealing, lower‑maintenance element within the portfolio.

Courtyard Cottage 2 – “Club Cottage”

Club Cottage is a charming riverside property located adjacent to the River Tarff, just a short stroll from the loch shore and the Abbey buildings. It is designed with families and pet‑owning guests in mind.

Follow link for additional images:

https://www.highlandclubscotland.co.uk/property/courtyard-cottages-2-club-cottage/

Key features include:

·       Two bedrooms with flexible sleeping arrangements, supplemented by a sofa bed to sleep up to 5

·       Two shower rooms, one featuring a Jacuzzi bath, providing comfort for longer stays

·       Open‑plan lounge and kitchen with doors opening onto a south‑facing patio with river, hill and partial loch views

·       Cosy ambiance created by gas central heating and a wood‑burning stove – ideal for winter breaks

·       Well‑equipped kitchen with granite worktops, modern appliances (including dishwasher and washer/dryer) and seating suitable for family dining

·       High‑speed broadband/WiFi and home‑cinema‑style television/audio equipment

·       Child‑ and pet‑friendly layout, with easy access to outdoor space and nearby leisure facilities

Guests particularly value the riverside patio, proximity to the gym and ease of walking directly to the loch, restaurant and wider grounds. This property commands excellent appeal to families and small groups, boosting occupancy across school holidays and shoulder seasons.

Courtyard Cottage 11 – “Strathglass Cottage”

Strathglass Cottage is a quality two‑bedroom self‑catering cottage set within the Abbey’s garden grounds, enjoying an outlook over the River Tarff and benefitting from a private patio.

Follow link for additional images:

https://www.highlandclubscotland.co.uk/property/courtyard-cottages-11-strathglass-cottage/

Key features include:

·       Spacious entrance hall and generous open‑plan living/dining area with wood‑burning stove

·       Two double bedrooms, including a master with en‑suite facilities

·       Additional family bathroom with shower over bath

·       Fully fitted, luxury kitchen with gas hob, electric oven, dishwasher, washer/dryer and a distinctive breakfast bar offering additional storage and casual seating

·       Patio doors creating a bright, airy living space that opens onto outdoor seating

·       Tasteful, cosy décor throughout, designed to appeal to both couples and family groups

·       Pet‑friendly (with sensible restrictions to the lower level), widening the guest base

This cottage is particularly well suited to two couples travelling together or families seeking extra comfort, and it integrates well with the wider Highland Club offer through easy access to the Club Lounge, gym and other facilities.

Trading Overview & Current Marketing

The portfolio is operated as a fully trading holiday‑letting business, with 12‑month trading and established repeat and referral custom.

Bookings are currently generated primarily through:

·       Booking.com – providing strong international exposure and healthy occupancy levels

·       Specialist Highland Club and Abbey‑focused websites – capturing guests who actively seek the Abbey experience and wider facilities

The inclusion of multiple units within the same development allows for operational efficiencies and the ability to accommodate a range of party sizes, from couples through to families and small groups. At present, marketing is relatively “platform‑led”, relying on the reach of established OTAs (online travel agents) and specialist sites. This offers a solid base for income but leaves considerable room for a new owner to add value through more proactive, direct marketing.

Detailed trading information can be made available to seriously interested parties following inspection and subject to the usual confidentiality arrangements.

Next Steps

Further information and viewings are available strictly by appointment through Scottish Business Centre.

Detailed information, including asset schedules and financials, will be provided to qualified parties subject to a signed non-disclosure agreement.

Important

These particulars are prepared by Scottish Business Centre for guidance only and do not constitute an offer or contract. Any prospective purchaser must satisfy themselves as to the accuracy of the information provided and undertake their own due diligence. All discussions are strictly confidential.