Balcarres, Seafield Gardens, Fort William, PH33 6RJ

Price Guide £520,000.00
  • Substantial Detached Guest House with Two Integrated Cottages
  • Stunning Panoramic Views over Loch Linnhe
  • Desirable Tourist Location
  • Ideal Family Home & Excellent Business Opportunity
  • 8 Bedrooms in Total
  • Spacious Parking & Easily Maintained Grounds
  • Integral Garage
  • Double Glazing
  • Oil Fired Central Heating
  • EPC Rating: D 62

Property Description


Occupying a prime position, with spectacular views sweeping over Loch Linnhe to the Ardgour hills beyond, the sale of Balcarres offers a fantastic opportunity to purchase a substantial detached villa, with very successful, 4 Star Visit Scotland rated, Guest House & Self Catering business in place. 

In very good order throughout, this imposing property commands a superb location in the desirable residential area of Seafield Gardens on the edge of Fort William.

The accommodation comprises two self-contained one bedroom apartments, five en-suite letting bedrooms, guest lounge, dining room plus owners accommodation which forms a large lounge with raised balcony, kitchen, dining area, study, cloakroom and bedroom with bathroom. There is also an invaluable laundry area in place.

Property Description

Commanding uninterrupted, panoramic views over Loch Linnhe, the sale of Balcarres presents an exciting opportunity to purchase a substantial, superior detached villa with garage, set in generous garden grounds. The setting is further complemented by the property itself, which was custom-built and designed to take full advantage of its elevated position. Balcarres offers extremely flexible accommodation over three levels and is currently run as both a fantastic business and generous family home, all under one roof. The business element of the property includes two self-contained cottages and guest house with letting bedrooms.

In very good order throughout and benefiting from double glazing and oil fired central heating, the main section of the property boasts the five en-suite letting bedrooms and private owners’ accommodation with spacious, triple aspect lounge and raised balcony. The cottages offer one bedroom, self-contained accommodation, both on the ground floor with independent access.

The property would be ideally suited to a number of uses including a superb family home or as a fantastic guest house both with the addition of self-catering accommodation in an extremely buoyant holiday market.

Externally the property offers a large, split-level garden with breath-taking views. Accessed by a gravelled driveway leading to the integral garage and offering ample parking, the remaining grounds are laid to lawn, offset with hedging and shrubs. The owner’s also enjoy a private decked area with drying green to the rear.


Ideally located close and just a short walk to the centre of Fort William, the property is well placed to take advantage of all the amenities the area has to offer. Locally, Fort William offers shops, supermarkets, restaurants, railway & bus station and a range of professional services as well as primary schools and a secondary school. The area also boasts a huge range of sporting and recreational opportunities and is known as ‘The Outdoor Capital of the UK’.

The Business

Balcarres is a family run business and due to the current owners’ preference, trades just below the VAT threshold. However, this Visit Scotland accredited, 4 star business easily has the potential to increase trading figures. This extremely successful business has a high reputation and a website already in place.

The business is sold as a going concern, including furnished guest accommodation, fixtures and fittings as defined in a separate inventory, functional website, pre-existing bookings and the business goodwill. At the owner’s discretion and following initial viewings, accounts will be available to seriously interested parties.

Account Information:

2019: Income £82,512

2018: Income £81,926

2017: Income £74,586

Accommodation Dimensions 

Rowan (self-catering cottage)

Entrance Hallway

Bedroom 3.1 x 2.8 (about 10’3 x 9’3)

Open-Plan Lounge, Kitchen and Diner 5.4 x 3.3 (about 17’9 x 10’9)

Shower Room 2.2 x 1.3 (about 7’3 x 4’3)

Birch (self-catering cottage)

Kitchen/Diner 2.9 x 2.6 (about 9’6 x 8’6)

Lounge 3.9 x 2.9 (about 12’9 x 9’6)

Bedroom 3.1 x 2.9 (about 10’3 x 9’6)

En-suite Shower Room 1.7 x 1.4 (about 5’6 x 4’6)

Main House

Ground Floor

Entrance Hallway

Guest Lounge 3.9 x 3.1 (about 12’9 x 10’3)

Bedroom 5.5 x 3.2 (about 18’0 x 10’6)

En-suite Shower Room 1.7 x 1.5 (about 5’6 x 5’0)

Bedroom 4.1 x 3.4 (about 13’6 x 11’3)

En-suite 2.8 x 1.3 (about 9’3 x 4’3)

Bedroom 3.4 x 3.1 (about 11’3 x 10’3)

En-suite Shower Room 1.7 x 1.4 (about 5’6 x 4’6)

First Floor

Dining Room 5.5 x 3.5 (about 18’0 x 11’6)

Bedroom 3.7 x 3.1 (about 12’3 x 10’3)

En-suite Shower Room 2.4 x 2.2 (about 7’9 x 7’3)

Bedroom 4.0 x 3.7 (about 13’0 x 12’3)

En-suite Shower Room 2.0 x 1.2 (about 6’6 x 3’9)


Dining Hallway 3.5 x 3.5 (about 11’6 x 11’6)

Lounge 6.1 x 4.5 (about 20’ x 14’9)

Study 3.5 x 2.9 (about 11’6 x 9’6)

Cloakroom 1.5 x 1 (about 5’0 x 3’3)

Second Floor

Bedroom Area 5.8 x 4.5 (about 19’0 x 14’9)

Bathroom 3.3 x 1.7 (about 10’9 x 5’6)

Laundry Area 6.6 x 5.8 (about 21’6 x 19’0)

Key for Title Plan

Blue Area: Owners accommodation

Green Area: Rowan self-catering cottage

Pink Area: Birch self-catering cottage

The remaining areas are used for the guest house

Travel Directions

From the centre of Fort William, proceed south along Achintore Road on the A82 and turn left into Seafield Gardens. Follow the road along, up the hill and take the first turning on the left hand side. Bear left slightly and continue straight ahead on to Balcarres, well signposted.