Property photos
Freehold
Offers over
£349,000
Hotel for sale
The Trentham Hotel IV25, HighlandLocal area information
Property location
Nearby amenities
- Dornoch Primary 1.9 miles
- Dornoch Academy 1.9 miles
- Golspie 5 miles
- Tain 6.6 miles
These distances are calculated in a straight line. The actual route and distance may vary.
Features and description
- Freehold
- Freehold hotel near Dornoch with 6 letting rooms, bar, restaurant, and owner’s accommodation
- Prime location on the A9, close to Royal Dornoch Golf Club and tourist routes
- Historic building, originally a 19th-century staging post, well maintained and extended
- Current trade reduced, offering strong potential for revitalisation and growth
- 70-cover restaurant with stunning views, plus separate breakfast and private dining rooms
- Cosy bar with open fire, seating for 20–30, and space for live entertainment
- Outbuildings offer development potential for guest units, staff housing, or studio space
- Well-equipped kitchen and service areas; compliant with health and safety regulations
- Private 2-bed owner’s quarters with garden, ideal for live-in use
Description
The Trentham Hotel is a substantial and attractive detached property situated on the A9 just north of Dornoch, offering a prime opportunity to acquire a well-maintained freehold premises with an established – though currently quieter – trading operation.
Originally built in the late 19th century and sympathetically extended over the years, the hotel occupies a prominent roadside position and boasts a wealth of character. The property is well presented throughout, having been continuously improved under the current ownership since 1990.
The business is still trading, albeit at a reduced level, and presents excellent potential for revitalisation and growth under new ownership. Accommodation includes six guest bedrooms, welcoming public areas, and spacious private owner's quarters, making it ideal for hands-on operators seeking a lifestyle business in the Highlands.
The Trentham Hotel represents a rare chance to acquire a freehold hospitality property in a scenic and highly sought-after location, with ample scope to expand and adapt the offering to suit modern demands.
Reason for sale
A genuine retirement sale. The business has been operated by the same owner since 1990 and is now offered for sale as they look to retire.
Trade
The Trentham Hotel is supported by a dependable, locally based team, many of whom are long-standing and experienced across all areas of the business. Their flexibility and familiarity with daily operations ensure the hotel runs smoothly, offering reassurance and continuity for any incoming owner.
The hotel trades year-round, with the current owners providing evening meals to both resident guests and local patrons. As is typical in this part of the Highlands, trade naturally slows during the winter months. In response, operating hours are sensibly reduced, and the hotel generally closes for a short period in January to allow for routine maintenance and upkeep.
The Trentham Hotel maintains a solid online reputation, currently holding a 4.3-star rating (Very Good) on TripAdvisor, reflecting consistently positive feedback from guests. The business also operates an active Facebook page, which provides updates, engages with followers, and helps promote seasonal offers, events, and local attractions. These platforms offer a strong foundation for future digital marketing and customer engagement.
Location
The Royal Burgh of Dornoch is placed within the historical county town of Sutherland, overlooking the Dornoch Firth, south towards Tarbat Ness and the Moray Coast and North to Golspie, Brora and Helmsdale. The Trentham Hotel is located about 2.5 miles north of Dornoch on the main A9 arterial route, connecting the north of Scotland with Inverness and the south. Dornoch has a population of about 1300 which swells significantly during the main trading season (Easter to October) due to the high number of tourists and visitors to the area. The county of Sutherland has a population of around 13,000. A designated National Scenic and Conservation Area, Dornoch is a popular and tranquil location with its unique atmosphere, outstanding scenery and the mild micro climate making it a popular visitor attraction for many. The world renowned Royal Dornoch Championship course is a wonderful venue and a challenging test of golfing skills. The course is a ‘must do’ pilgrimage for the committed golfer; the unique setting of Royal Dornoch makes it an aspirational place to play.
Dornoch offers visitors and residents alike a good range of facilities and amenities including shops, hotels, schools and University of the Highlands and Islands facilities plus its Seaside Award as a clean bathing beach. The area has a much broader appeal with walks, fishing, field sports, and water sports all being readily available. There are also a great many places of historic interest within an hours’ drive. The town has some beautiful Sandstone buildings, including the c.13th Century Cathedral, the Bishop’s Palace (now a hotel), the Courthouse and Old Town Jail. The town has a charm and elegance that makes this a very popular residential area. Dornoch is only an hour from Inverness, which has an airport and major transport links. The town of Tain is circa 6 miles away which has an extended range of specialist shops/supermarkets and services.
The property
The Trentham Hotel was originally built as a staging post for horses on the ‘Poles Road’ which connected Dornoch and Rogart together for many years. The property is a prestigious detached villa of traditional stone construction under a slate roof, with a number of sympathetic extensions. The hotel has been extended to the front providing a large restaurant in which to savour the views whilst enjoying a great meal.
To the rear of the building there are a number of outbuildings. These are of a variable standard and offer the opportunity of an area which could be re-developed, into a family home, a staff accommodation block or perhaps as an external guest space.
Public areas
bar
Located to the rear of the property, the bar is an attractive and welcoming space with a cosy ambience and seating capacity for 20 to 30 guests. A timber floor, open fire, and a well-equipped bar running along one side create a relaxed and inviting setting. The décor is fresh, with a combination of bar stools, tables, and chairs that cater to both casual drinks and informal dining. Toilets are conveniently located to the right-hand side of the room.
The bar also features a small performance area, ideal for live music or entertainment, which adds further potential to enhance the venue’s appeal. While currently underutilised, this space presents a clear opportunity for new owners to expand the hotel’s food and beverage offering, attract local trade, and host regular events or themed nights. With a good range of standard bar facilities already in place, the groundwork exists for further development of this area into a vibrant hub of the business.
Restaurant
The main restaurant is situated at the front of the building, accessed directly from the hotel’s main entrance. It enjoys spectacular open views over the Dornoch Firth and can comfortably accommodate up to 70 guests. A dedicated bar within the restaurant provides ease of service and allows for controlled, self-contained operation—ideal for both casual dining and private events.
Across from the restaurant, on the other side of the reception area, is a separate breakfast room, which seats up to 26 guests. This space is also well-suited for small private functions, providing valuable flexibility in how the dining offering is structured.
Just inside the main entrance, to the right, is a smaller meeting room—an intimate space seating 10 to 12 guests, perfect for private dining, small group gatherings, or business meetings.
All dining areas are attractively presented, with comfortable furnishings, tasteful décor, and good natural and ambient lighting. The overall atmosphere throughout is relaxed and refined, offering guests a quiet and enjoyable dining experience, distinct from the main public bar.
The restaurant also benefits from dedicated, high-standard toilet facilities, and the main hotel kitchens are conveniently located adjacent to both the restaurant and dining room, ensuring efficient service across all areas.
Letting bedrooms
Entry to the first-floor accommodation is via the main stair at reception.
In total, the hotel offers 6 letting bedrooms which are all light, airy, and well-equipped with attractive furniture. All rooms have comfortable beds and are centrally heated. The in-room services include TV and hospitality trays. The shower rooms are presented to a high standard throughout. The letting rooms are configured as follows:
Room 1 - Twin single room
Room 2 - Single room
Room 3 - Twin single room
Room 4 - Twin single room
Room 5 - Twin single room
Room 6 - Twin single room
Finance and legal services
ASG Commercial Ltd is in touch with several lenders who provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have access to a large team of legal experts who can act in all legal matters arising.
Service rooms
The hotel benefits from a well-designed and fully equipped commercial kitchen, ideally laid out to support efficient service. The main cooking line includes a large lpg range stove with oven beneath, an lpg grill with oven under, an lpg hot plate, a single lpg fryer, and multiple microwaves—all situated beneath a stainless steel canopy extraction system with grease filtration.
The kitchen is supported by separate preparation and wash-up areas, enhancing workflow and hygiene standards. A commercial dishwasher is installed, along with ample servery and plating space.
Storage is excellent, with a walk-in fridge, walk-in freezer, and dedicated dry goods store, providing the capacity required for high-volume catering and event service. The layout and facilities ensure the kitchen is well-suited to support both the restaurant and function areas, while offering potential for further development or expansion of food and beverage operations.
Owners accommodation
The owner’s accommodation is located in a private, secure area to the rear of the hotel. It is accessed discreetly via the dry goods store, situated between the restaurant and public bar. Comfortable and easy to maintain, this self-contained space is ideal for live-in proprietors or on-site management.
Arranged over two floors, the accommodation includes a spacious lounge, large double bedroom, bathroom, and utility room on the ground floor. Upstairs, there is a second double bedroom and a shower room, providing flexibility for family living or guest use.
The wider property benefits from a good level of distributed storage throughout, with dedicated spaces for linen, cleaning supplies, and equipment such as vacuums. There are also separate toilet facilities for guests and staff, supporting efficient and compliant daily operations.
Services
The property is well serviced, benefiting from mains electricity, oil-fired central heating, and electrically heated hot water. Lpg gas is used for cooking, and the property is connected to mains water, with a dedicated on-site water treatment system in place for drainage.
The hotel is fully compliant with environmental health regulations and features an integrated, hard-wired fire alarm system throughout. In addition, the building is Wi-Fi enabled, providing full connectivity for both operational needs and guest use.
Accounts
Full accounting information will be made available to interested parties subsequent to viewing.
Price
Offers over £349,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
Offers
All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date.
Development opportunities
business development options
The Trentham Hotel offers a number of exciting opportunities for new owners looking to expand or enhance the existing operation. Subject to the necessary consents, the following areas present strong potential for future growth:
Strengthen online presence through targeted digital marketing and booking platforms to increase visibility, attract new guests, and improve operational efficiency.
Extend bar opening hours to build year-round local trade. Introducing regular live music or events could enhance community engagement and drive repeat business.
Re-develop the outbuildings to the north of the main hotel into additional guest accommodation, such as self-contained lodges, letting rooms, or staff housing.
Maximise bar space utilisation by improving layout, introducing themed nights, or offering informal dining to boost revenue.
Commercially repurpose the owner’s garden, with the possibility of creating an attractive outdoor seating area for al fresco dining, drinks, or events—subject to permissions.
These options provide a strong platform for growth, whether the purchaser is seeking to increase income, enhance guest experience, or reposition the business within the local hospitality market.
Grounds
The hotel sits within well-maintained grounds that include hard-finished surfaces for both guest parking and service deliveries. A sizeable car park is located directly in front of the hotel, benefiting from sun throughout the day and offering impressive views over the Dornoch Firth. It provides convenient access to the main reception entrance, ensuring a welcoming arrival experience for guests.
To the side of the property, there is direct access to the kitchen, allowing for efficient and discreet delivery of produce and supplies. The public bar also benefits from a separate rear entrance, simplifying logistics for alcohol deliveries and supplier access.
To the west of the hotel lies a private owner’s garden, currently used to cultivate vegetables and herbs in raised beds. This area offers scope for expansion as a working kitchen garden or, subject to the appropriate consents, could be transformed into a guest-facing outdoor space—ideal for al fresco dining, drinks, or small events during the warmer months.
The grounds provide a valuable combination of practicality and potential, enhancing both the functionality of the operation and its future development prospects.
Licence number
The business has a licence under the Licencing Scotland Act 2005, hc/cser/0192, and a copy of the operating plan is available to interested parties, which details operating practices.
The Trentham Hotel is a substantial and attractive detached property situated on the A9 just north of Dornoch, offering a prime opportunity to acquire a well-maintained freehold premises with an established – though currently quieter – trading operation.
Originally built in the late 19th century and sympathetically extended over the years, the hotel occupies a prominent roadside position and boasts a wealth of character. The property is well presented throughout, having been continuously improved under the current ownership since 1990.
The business is still trading, albeit at a reduced level, and presents excellent potential for revitalisation and growth under new ownership. Accommodation includes six guest bedrooms, welcoming public areas, and spacious private owner's quarters, making it ideal for hands-on operators seeking a lifestyle business in the Highlands.
The Trentham Hotel represents a rare chance to acquire a freehold hospitality property in a scenic and highly sought-after location, with ample scope to expand and adapt the offering to suit modern demands.
Reason for sale
A genuine retirement sale. The business has been operated by the same owner since 1990 and is now offered for sale as they look to retire.
Trade
The Trentham Hotel is supported by a dependable, locally based team, many of whom are long-standing and experienced across all areas of the business. Their flexibility and familiarity with daily operations ensure the hotel runs smoothly, offering reassurance and continuity for any incoming owner.
The hotel trades year-round, with the current owners providing evening meals to both resident guests and local patrons. As is typical in this part of the Highlands, trade naturally slows during the winter months. In response, operating hours are sensibly reduced, and the hotel generally closes for a short period in January to allow for routine maintenance and upkeep.
The Trentham Hotel maintains a solid online reputation, currently holding a 4.3-star rating (Very Good) on TripAdvisor, reflecting consistently positive feedback from guests. The business also operates an active Facebook page, which provides updates, engages with followers, and helps promote seasonal offers, events, and local attractions. These platforms offer a strong foundation for future digital marketing and customer engagement.
Location
The Royal Burgh of Dornoch is placed within the historical county town of Sutherland, overlooking the Dornoch Firth, south towards Tarbat Ness and the Moray Coast and North to Golspie, Brora and Helmsdale. The Trentham Hotel is located about 2.5 miles north of Dornoch on the main A9 arterial route, connecting the north of Scotland with Inverness and the south. Dornoch has a population of about 1300 which swells significantly during the main trading season (Easter to October) due to the high number of tourists and visitors to the area. The county of Sutherland has a population of around 13,000. A designated National Scenic and Conservation Area, Dornoch is a popular and tranquil location with its unique atmosphere, outstanding scenery and the mild micro climate making it a popular visitor attraction for many. The world renowned Royal Dornoch Championship course is a wonderful venue and a challenging test of golfing skills. The course is a ‘must do’ pilgrimage for the committed golfer; the unique setting of Royal Dornoch makes it an aspirational place to play.
Dornoch offers visitors and residents alike a good range of facilities and amenities including shops, hotels, schools and University of the Highlands and Islands facilities plus its Seaside Award as a clean bathing beach. The area has a much broader appeal with walks, fishing, field sports, and water sports all being readily available. There are also a great many places of historic interest within an hours’ drive. The town has some beautiful Sandstone buildings, including the c.13th Century Cathedral, the Bishop’s Palace (now a hotel), the Courthouse and Old Town Jail. The town has a charm and elegance that makes this a very popular residential area. Dornoch is only an hour from Inverness, which has an airport and major transport links. The town of Tain is circa 6 miles away which has an extended range of specialist shops/supermarkets and services.
The property
The Trentham Hotel was originally built as a staging post for horses on the ‘Poles Road’ which connected Dornoch and Rogart together for many years. The property is a prestigious detached villa of traditional stone construction under a slate roof, with a number of sympathetic extensions. The hotel has been extended to the front providing a large restaurant in which to savour the views whilst enjoying a great meal.
To the rear of the building there are a number of outbuildings. These are of a variable standard and offer the opportunity of an area which could be re-developed, into a family home, a staff accommodation block or perhaps as an external guest space.
Public areas
bar
Located to the rear of the property, the bar is an attractive and welcoming space with a cosy ambience and seating capacity for 20 to 30 guests. A timber floor, open fire, and a well-equipped bar running along one side create a relaxed and inviting setting. The décor is fresh, with a combination of bar stools, tables, and chairs that cater to both casual drinks and informal dining. Toilets are conveniently located to the right-hand side of the room.
The bar also features a small performance area, ideal for live music or entertainment, which adds further potential to enhance the venue’s appeal. While currently underutilised, this space presents a clear opportunity for new owners to expand the hotel’s food and beverage offering, attract local trade, and host regular events or themed nights. With a good range of standard bar facilities already in place, the groundwork exists for further development of this area into a vibrant hub of the business.
Restaurant
The main restaurant is situated at the front of the building, accessed directly from the hotel’s main entrance. It enjoys spectacular open views over the Dornoch Firth and can comfortably accommodate up to 70 guests. A dedicated bar within the restaurant provides ease of service and allows for controlled, self-contained operation—ideal for both casual dining and private events.
Across from the restaurant, on the other side of the reception area, is a separate breakfast room, which seats up to 26 guests. This space is also well-suited for small private functions, providing valuable flexibility in how the dining offering is structured.
Just inside the main entrance, to the right, is a smaller meeting room—an intimate space seating 10 to 12 guests, perfect for private dining, small group gatherings, or business meetings.
All dining areas are attractively presented, with comfortable furnishings, tasteful décor, and good natural and ambient lighting. The overall atmosphere throughout is relaxed and refined, offering guests a quiet and enjoyable dining experience, distinct from the main public bar.
The restaurant also benefits from dedicated, high-standard toilet facilities, and the main hotel kitchens are conveniently located adjacent to both the restaurant and dining room, ensuring efficient service across all areas.
Letting bedrooms
Entry to the first-floor accommodation is via the main stair at reception.
In total, the hotel offers 6 letting bedrooms which are all light, airy, and well-equipped with attractive furniture. All rooms have comfortable beds and are centrally heated. The in-room services include TV and hospitality trays. The shower rooms are presented to a high standard throughout. The letting rooms are configured as follows:
Room 1 - Twin single room
Room 2 - Single room
Room 3 - Twin single room
Room 4 - Twin single room
Room 5 - Twin single room
Room 6 - Twin single room
Finance and legal services
ASG Commercial Ltd is in touch with several lenders who provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction. We have access to a large team of legal experts who can act in all legal matters arising.
Service rooms
The hotel benefits from a well-designed and fully equipped commercial kitchen, ideally laid out to support efficient service. The main cooking line includes a large lpg range stove with oven beneath, an lpg grill with oven under, an lpg hot plate, a single lpg fryer, and multiple microwaves—all situated beneath a stainless steel canopy extraction system with grease filtration.
The kitchen is supported by separate preparation and wash-up areas, enhancing workflow and hygiene standards. A commercial dishwasher is installed, along with ample servery and plating space.
Storage is excellent, with a walk-in fridge, walk-in freezer, and dedicated dry goods store, providing the capacity required for high-volume catering and event service. The layout and facilities ensure the kitchen is well-suited to support both the restaurant and function areas, while offering potential for further development or expansion of food and beverage operations.
Owners accommodation
The owner’s accommodation is located in a private, secure area to the rear of the hotel. It is accessed discreetly via the dry goods store, situated between the restaurant and public bar. Comfortable and easy to maintain, this self-contained space is ideal for live-in proprietors or on-site management.
Arranged over two floors, the accommodation includes a spacious lounge, large double bedroom, bathroom, and utility room on the ground floor. Upstairs, there is a second double bedroom and a shower room, providing flexibility for family living or guest use.
The wider property benefits from a good level of distributed storage throughout, with dedicated spaces for linen, cleaning supplies, and equipment such as vacuums. There are also separate toilet facilities for guests and staff, supporting efficient and compliant daily operations.
Services
The property is well serviced, benefiting from mains electricity, oil-fired central heating, and electrically heated hot water. Lpg gas is used for cooking, and the property is connected to mains water, with a dedicated on-site water treatment system in place for drainage.
The hotel is fully compliant with environmental health regulations and features an integrated, hard-wired fire alarm system throughout. In addition, the building is Wi-Fi enabled, providing full connectivity for both operational needs and guest use.
Accounts
Full accounting information will be made available to interested parties subsequent to viewing.
Price
Offers over £349,000 are invited for the heritable property complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.
Offers
All offers should be submitted in writing to ASG Commercial Ltd with whom purchasers should register their interest if they wish to be advised of a closing date.
Development opportunities
business development options
The Trentham Hotel offers a number of exciting opportunities for new owners looking to expand or enhance the existing operation. Subject to the necessary consents, the following areas present strong potential for future growth:
Strengthen online presence through targeted digital marketing and booking platforms to increase visibility, attract new guests, and improve operational efficiency.
Extend bar opening hours to build year-round local trade. Introducing regular live music or events could enhance community engagement and drive repeat business.
Re-develop the outbuildings to the north of the main hotel into additional guest accommodation, such as self-contained lodges, letting rooms, or staff housing.
Maximise bar space utilisation by improving layout, introducing themed nights, or offering informal dining to boost revenue.
Commercially repurpose the owner’s garden, with the possibility of creating an attractive outdoor seating area for al fresco dining, drinks, or events—subject to permissions.
These options provide a strong platform for growth, whether the purchaser is seeking to increase income, enhance guest experience, or reposition the business within the local hospitality market.
Grounds
The hotel sits within well-maintained grounds that include hard-finished surfaces for both guest parking and service deliveries. A sizeable car park is located directly in front of the hotel, benefiting from sun throughout the day and offering impressive views over the Dornoch Firth. It provides convenient access to the main reception entrance, ensuring a welcoming arrival experience for guests.
To the side of the property, there is direct access to the kitchen, allowing for efficient and discreet delivery of produce and supplies. The public bar also benefits from a separate rear entrance, simplifying logistics for alcohol deliveries and supplier access.
To the west of the hotel lies a private owner’s garden, currently used to cultivate vegetables and herbs in raised beds. This area offers scope for expansion as a working kitchen garden or, subject to the appropriate consents, could be transformed into a guest-facing outdoor space—ideal for al fresco dining, drinks, or small events during the warmer months.
The grounds provide a valuable combination of practicality and potential, enhancing both the functionality of the operation and its future development prospects.
Licence number
The business has a licence under the Licencing Scotland Act 2005, hc/cser/0192, and a copy of the operating plan is available to interested parties, which details operating practices.
More information
Listed by
ASG Commercial
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