12-bedroom detached house · IV2 4QS
For saleListed 225 days
Opportunity summary
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About
No 29 Island Bank Road is a handsome, B listed, Arts and Crafts house in a highly sought-after residential area of Inverness.
The property is in an exceptional setting within the Riverside Conservation Area, totally secluded and lying just across the road from the River Ness and within easy walking distance of the city centre, Eden Court Theatre and Bught Park sports centre.
Inverness has all the facilities of a thriving modern city and the mix of old and new has allowed the city to retain much of its historic dignity and strong Highland culture which blend well with modern theatre and the arts.
There are good communications by both road and rail and the airport, about a twenty minute drive away, offers regular flights to the south and Europe.
The city and region benefit from continued investment with the expanding University, the recently awarded Inverness and Cromarty Firth Freeport status, and considerable growth in renewables and infrastructure.
This combined with the improvements in communications and a recognised quality of life, increases demand for both permanent and temporary accommodation in the city.
The countryside of the Scottish Highlands is varied from the fertile, rolling farmland of the coast to the inland moorlands and rugged mountains.
This unspoilt landscape provides a haven for many rare and protected species of wildlife as well as a wide range of rural leisure and sporting opportunities from way-marked walks and cycle trails on the Black Isle, to skiing and adventure sports in the Cairngorms National Park.
No 29 Island Bank Road has been in the same family since 1988 and, until 2024, it was run as a successful B&B.
The house retains much of the original Arts and Crafts interior with beautifully proportioned rooms, panelling, carvings, an impressive staircase with galleried landing, and fireplaces.
In order to provide B&B accommodation, some rooms have been reconfigured and extra bedrooms created however, the integrity and original structure remains intact and the old layout could be reinstated to some extent to create accommodation more suited to modern use, whether this be as a family home or boutique hotel.
The house has been well-maintained and recent improvements include the installation of a modern gas-fired boiler. EPC Rating = E
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
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Short-let licence or registration needed
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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
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FAQ
About 29 Island Bank Road, Inverness, IV2
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