Delny, Invergordon, IV18
- Land size
- 9 acres
- Bedrooms
- 7
- Bathrooms
- 5
Key Features
- Large country house set in 9 acres of level paddock
- Large annex previously operated as restaurant area with commercial kitchen area and 2 WCs
- Currently operating as a successful Bed & Breakfast
- Detached stable and tack room within the menage area
- Block store and large tractor sheds
- Main House - Sun Lounge, Lounge, Inner Hall, Office, Kitchen/Dining Room, Utility Room, WC, Sitting Room, Bathroom, 7 Bedrooms and 5 En-Suite Shower Rooms.
- Separate upper flat with Open Plan Kitchen/Living Room, Bathroom and 2 Bedrooms.
- Coastal outlook over The Cromarty Firth
- Oil-fired central heating
- Rural location close to town
Description
Located in a rural setting close to the popular town of Invergordon, this equestrian property presents a rare opportunity to acquire a substantial residence with a myriad of commercial possibilities. Set in an expansive 9-acre level paddock, this large country house boasts an idyllic setting with panoramic views overlooking The Cromarty Firth and adjacent to the world-famous North Coast 500 (NC500) driving route.
Currently operating as a thriving Bed & Breakfast establishment, the property includes a large annexe that was previously utilised as an award winning restaurant and comes complete with a commercial kitchen and two WC facilities. This versatile feature not only provides ample space for new ventures but also adds a unique charm to the property's overall character.
The main house exudes grandeur and charm, featuring an array of recently modernised living spaces including, on the ground floor, a sun lounge, lounge, office, spacious kitchen/dining room, utility room, WC, sitting room, three bedrooms (all en-suite)and a bathroom. The first floor boasts four well-proportioned bedrooms, two of which are complemented by en-suite shower rooms for added convenience and luxury.
A separate upper flat encompasses an open-plan kitchen/living room, two bedrooms, and a bathroom, offering a private living space within the property.
The property's layout is perfectly designed for those seeking a blend of practicality and elegance, with features such as a detached stable and tack room within the menage area, block store, and spacious tractor sheds adding to its appeal as an equestrian haven. The large lounge, with its feature fireplace, and the spacious dining area provide a warm and inviting atmosphere for gatherings and events.
Modern comforts meet traditional charm in the well-equipped kitchen, complete with a LPG gas range and electric oven, catering to the culinary needs of both residents and guests. Additional amenities such as oil-fired central heating ensure year-round comfort and convenience.
In addition, two residential caravans are included in the sale.
Beyond its commercial potential, this property offers a rare opportunity to embrace a peaceful rural lifestyle while being in close proximity to essential amenities. With its impeccable blend of practicality, elegance, and picturesque surroundings, this equestrian property is sure to captivate discerning buyers seeking a unique investment opportunity in the heart of the countryside.
EPC Rating: D
Sitting Room
Spacious lounge with feature open fire.
Open-plan Kitchen
Modern fitted kitchen with gas range and electric oven.
Sunroom/Hallway
The long hallway also acts as a massive sunroom where you can sit and enjoy views over The Cromarty Firth.
Dining Area
Currently used as guest dining area could also be used for family get-togethers.
Office/Study
Office area large enough for 2 desks and additional filing units.
Additional Dining Area
Currently used for private owner dining area.
Laundry Room
Family Room
Cosy sitting room with feature fireplace leading to adjoining bedroom.
Bedroom with En-suite Bathroom
Double bedroom with en-suite bathroom.
En-suite Bathroom
Luxurious bathroom with keyhole bath and shower over.
Bedroom with En-suite Shower-room
Very spacious double bedroom with fitted mirrored wardrobes and en-suite shower-room.
En-suite shower-room
Large en-suite shower-room with double cabinet.
Bedroom with En-suite
Double bedroom with en-suite bathroom.
En-suite Shower-room
En-suite with large shower cabinet.
Stairs to Upper Floor
Wide stairwell to upper floor.
Landing
Long utility area with views to The Cromarty Firth.
Master Bedroom with En-suite Shower-room
Upper floor dual-aspect master bedroom with en-suite shower-room.
En-suite Shower-room
En-suite shower-room with double cabinet.
Bedroom
Upper floor double bedroom with mirrored wardrobes.
Bedroom
Upper floor double bedroom currently being used a hobby room.
Family Bathroom
Family bathroom with separate shower cabinet and spa bath.
Bedroom with En-suite
Upper floor double bedroom with en-suite shower-room.
En-suite Shower-room
En-suite shower-room with double cabinet.
Annexe - Former Restaurant Dining Area
Formerly the award-winning "Birch Tree Restaurant at Delny" (was named Scottish Restaurant of the Year in the prestigious Waitrose Good Food Guide 2015). Offered approximately 40 covers.
Annexe - Former Restaurant Reception Area
Formerly part of the restaurant reception area.
Annexe - Commercial Kitchen
Former restaurant kitchen area.
Annexe Toilet Area
Two separate WCs.
Sitting Room - Upper Flat
Large sitting room of self-contained flat. Views over The Cromarty Firth. Potential for comfortable owner's private residence allowing all rooms in main building to be let.
Kitchen - Upper Flat
Modern, well-fitted kitchen belonging to self-contained upper flat.
Bathroom - Upper Flat
Modern bathroom with key hole bath with shower over.
Bedroom - Upper Flat
Double bedroom with 2 built-in wardrobes.
Bedroom - Upper Flat
Double bedroom with built-in wardrobe.
Tractor Shed
Large shed suitable for small business or vehicle storage.
Tack Room
Large storage area.
Stables
Stabling with 5 individual stalls.
Yard
Surfaced menage / horse training school with 9 acres of fenced paddock.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- G
- Date Posted
- 2026-01-29
Market Value Analysis
Compared with 18 Equestrian listings in Scotland (5+ acres).
Utilities & Restrictions
Utilities
- Electricity
- Mains
- Water
- Mains
- Heating
- Oil Heating, Wood Burner
- Broadband
- Ask Agent
- Sewerage
- Septic Tank / Private
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Private Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
75 Mbps
Superfast · available to 4% of premises
Suitable for
- HD streaming
- Video calls
- Web & social
Fixed wireless access may also be an option here.
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Newmore Primary School1.6 miles
- Pupils
- 36
- Type
- Non-denominational
- South Lodge Primary School2.2 miles
- Pupils
- 149
- Type
- Non-denominational
- Park Primary School2.4 miles
- Pupils
- 117
- Type
- Non-denominational
- Milton Primary School3.1 miles
- Pupils
- 59
- Type
- Non-denominational
- Obsdale Primary School3.4 miles
- Pupils
- 115
- Type
- Non-denominational
Secondary
- Invergordon Academy2.1 miles
- Pupils
- 343
- Type
- Non-denominational
- Alness Academy4.2 miles
- Pupils
- 505
- Type
- Non-denominational
- Tain Royal Academy6.9 miles
- Pupils
- 516
- Type
- Non-denominational
- Fortrose Academy9.8 miles
- Pupils
- 646
- Type
- Non-denominational
- Dornoch Academy12 miles
- Pupils
- 217
- Type
- Non-denominational
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: planning activity, heritage and any flood history here are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From SEPA flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
Mapped within the area searched, not at the advertised map pin itself.
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
£14.99 · one-off purchase
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1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
- Third-party & enriched data layers: Maps, boundary outlines, planning designations, soil reports, broadband coverage and other environmental or location-based insights are licensed from external suppliers. Such data are supplied “as is", may be incomplete or out of date and are subject to change without notice.
2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
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