5-bedroom detached house · IV20 1XP
For saleListed 30 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Ros-Mhor lies close to the village of Hilton on the Tarbat peninsula in Easter Ross. The house is in a spectacular cliff top setting with stunning views across the firth to the Moray coastline.
The Tarbat Peninsula is a promontory lying to the north of Inverness between the Dornoch and Moray Firth.
The area is popular for its dry climate, wonderful coastal light and fertile farmland culminating in a coastline of sheer cliffs and sandy beaches dotted with historic fishing villages.
This varied landscape offers many opportunities for a wide range of rural sports and recreation, from enjoying the sandy beaches to trout fishing on Loch Eye and golfing on one of the many links golf courses along the coast as far as Sutherland, including the world famous Royal Dornoch hampionship Course.
The nearby village of Balintore offers local amenities, including a post office and places to eat, while Tain provides an excellent range of shops and amenities, including primary and secondary schooling.
Inverness, about an hour’s drive away, has all the facilities of a modern city including its airport with regular flights to the South and Europe.
Ros-Mhor, which was built in 1982, has been designed in the Scottish vernacular style and positioned to take advantage of its dramatic setting with spectacular coastal views from all the principal rooms of the house.
The accommodation is impressive with its minstrels’ gallery, wood panelling, dining hall, and bedroom suites, and yet is of a manageable family size.
The potential exists to create a self-contained annexe in one wing of the house with its access to both the rear stairs and a raised, external walkway with steps leading to the parking area.
The current owners purchased Ros-Mhor in 2012 and since then have maintained the property well and carried out improvements as required. EPC Rating = D
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
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Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
FAQ
About Ros-Mhor, Fearn, Tain, IV20
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