5-bedroom property · PH32 4AY
For saleListed 285 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
McEwan Fraser Legal is delighted to present to the market Beaufort House and Pizza restaurant.
A substantial detached villa sitting on a larger than average plot, offering owners accommodation, a thriving pizza restaurant and with the correct consents the possibility to advertise the existing en-suite bedrooms as holiday accommodation providing the new owner with an additional income stream.
Beaufort House Pizza was previously a thriving B&B and is now one of the areas 'go to' restaurants with a 4.9 rating on Tripadvisor it has quickly established a fantastic reputation with locals and the many visitors to the area for quality pizzas and excellent customer service with strong potential for growth.
The business operates just below the VAT threshold and enjoys custom all year round, 5 evenings per week from 5pm-8.30pm leaving massive potential for the new owner to increase the opening hours and enjoy the additional income.
The restaurant is currently set for 16 covers inside and can accommodate 28 covers in the outside seating area which is situated in the rear garden area.
The business has an Instagram and Facebook page and enjoys a significant amount of 'walk-ins' and repeat bookings, mainly from locals but also from tourists and visitors to the area.
The accommodation comprises five tastefully decorated and spacious en-suite bedrooms, two of which have their own access out to the garden, a private owner's lounge, large kitchen currently used to serve the restaurant, a large internal storage room.
The rear garden is plentiful to say the least with outdoor seating, storage sheds, shrubs and a further area laid in lawn. The property also benefits from views of the Caledonian Canal and Loch Ness.
Tenure: freehold Services: mains water, drainage, gas and electricity.
Accounts: will be made available following an official viewing appointment Electricity Supply: Assumed Scottish and Southern Electricity Networks Water Supply: Assumed Scottish Water Sewerage: Assumed Scottish Water Mobile Coverage: Full 4G Coverage
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
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We're still gathering serviced-accommodation data for this area.
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 Beaufort House Station Road, Fort Augustus, PH32 4AY
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