3-Bed Detached House on Moray Firth Shore – Vacation Home in Kilmuir, Inverness



Kilmuir, North Kessock, Inverness, IV1 3ZG, United Kingdom, Inverness (Great britain)
3 Bedrooms · 3 Bathrooms · 148m² Floor area
€643,500
House
No parking
3 Bedrooms
3 Bathrooms
148m²
Garden
No pool
Not furnished
Description
Stand at the upstairs sunroom window on a clear October morning and you'll see why people who find Kilmuir rarely leave. The Moray Firth stretches out in front of you — wide, silver, alive — and if you're lucky, which you often are here, a bottlenose dolphin rolls through the surface maybe 200 metres offshore. This isn't a wildlife excursion. This is Tuesday breakfast.
Roseburn is a well-built detached house sitting on a generous corner plot in the small coastal hamlet of Kilmuir, North Kessock, roughly five miles north of Inverness city centre across the Kessock Bridge. At 148 square metres across two floors, it's a proper house — not a conversion, not a flat with views — with three double bedrooms, three bathrooms, a conservatory, a sunroom, a separate dining room, and a sizeable summer house in the garden. For international buyers looking at a vacation home in the Scottish Highlands, or a second home base for regular UK visits, properties at this address on this stretch of the Firth come up very rarely. When they do, they go.
The ground floor is laid out in a way that makes sense for how people actually live. The lounge faces the water, so the first thing you see when you come downstairs in the morning is the Firth — the light on it changes completely depending on weather and season, which means it never gets boring. A conservatory opens off the back of the main living space onto the garden, fitted with air source heating so it's genuinely usable year-round, not just a glass box that freezes in November. The kitchen and dining room between them give you flexible space for cooking properly and sitting down to eat without everyone crowding the same table. Two shower rooms on the ground floor are a quiet detail that matters enormously when you have guests staying or a multigenerational family under one roof.
Upstairs, the principal bedroom runs along the front elevation with dual-aspect windows — Moray Firth out front, the garden behind — and has its own ensuite. The two further doubles are each genuinely double-sized: bedroom two at nearly 15 by 13 feet, bedroom three at 15 by 11. The sunroom at the top of the stairs pulls its weight as a fourth sleeping space, a home office, or simply somewhere to sit with coffee and watch the light change over the water. The family bathroom has a shower over the bath and feels well-proportioned rather than squeezed.
Outside, the plot wraps around the house with a patio, two decking areas, and a summer house that measures over 18 by 15 feet — big enough to use as a proper home studio, a workshop, or a dry rainy-day retreat for children. There's a garage and parking for two cars on the driveway. Solar panels and double glazing keep running costs reasonable, and fibre broadband is connected, which matters for anyone who works remotely or wants to stream properly while they're here.
Now, about the location. Kilmuir sits on the Black Isle peninsula, and North Kessock village — a five-minute walk away — has a pub, a local shop, a post office, and a tearoom. Dolphin sightings from the shore are routine rather than exceptional; otters turn up in the reed beds along the waterline, and seals haul out on the sandbanks visible from the upstairs rooms. The RNLI runs dolphin-watching trips out of Cromarty, about 25 minutes east, and the Dolphin and Seal Centre at Chanonry Point on the Black Isle is one of the best free wildlife spots in Britain — a narrow spit of land where the current forces fish close to shore and the dolphins follow.
Inverness is five miles south, directly over the Kessock Bridge. The city has a Victorian Market, an excellent food scene along Academy Street and the riverside, and the Eastgate Shopping Centre for everyday errands. The Caledonian Canal runs through the city and connects Loch Ness — yes, the actual Loch Ness — which is less than half an hour's drive down the A82. You can hire a boat at Fort Augustus, walk the Great Glen Way, or simply drive the south shore road to Foyers and back. Urquhart Castle, properly atmospheric on a grey afternoon, sits on the lochside 16 miles from this house.
For outdoor recreation, the options from Kilmuir are almost embarrassing. Aviemore and the Cairngorms National Park are about 45 minutes south on the A9 — skiing at CairnGorm Mountain from December to April, mountain biking at Laggan Wolftrax, and some of the most serious winter walking routes in the UK. Munro baggers will find dozens of targets within driving range; the Ben Wyvis summit sits right across the firth, its flanks visible from the garden on clear days. In summer, the Black Isle itself has coastal walking trails, farm shops selling local cheeses and cured meats, and the Black Isle Show each August — one of Scotland's biggest agricultural fairs, held in Muir of Ord, about 20 minutes away.
Inverness Airport is seven miles from the property, operating flights to London Heathrow, London Gatwick, Amsterdam Schiphol, Edinburgh, and Dublin. For European buyers commuting seasonally, this is the practical detail that makes everything else viable. The A9 connects the city to Perth and Edinburgh in roughly 2.5 to 3 hours; the sleeper train to London runs nightly from Inverness station.
The property market on the Black Isle and in the North Kessock area holds up well precisely because supply is thin. Detached waterfront houses with direct Firth views don't come up often, and when they do they attract both local buyers and buyers from outside Scotland seeking second homes or holiday retreats. The freehold tenure, Council Tax Band F classification, and inclusion of all fitted floor coverings, appliances, light fittings, blinds, and curtain poles means the house is genuinely move-in ready. For international buyers unfamiliar with Scottish property law, the conveyancing process here operates differently from England — solicitors, not estate agents, handle the transaction — and a Scottish property solicitor should be engaged early. Ownership by non-UK residents is straightforward; there are no residency restrictions, and properties in this price bracket sit above the threshold for Land and Buildings Transaction Tax relief but benefit from the relatively modest ongoing tax burden that Scottish council tax represents.
Key features at a glance:
- Detached 3-bedroom house, 148 sqm, on the Moray Firth shore in Kilmuir, North Kessock
- Direct coastal views from lounge, principal bedroom, and sunroom
- Three full bathrooms including ensuite to principal bedroom and two ground-floor shower rooms
- Conservatory with air source heating, opening onto the garden
- Separate sunroom usable as fourth bedroom or home office
- Modern kitchen/diner with fully integrated appliances, plus separate dining room
- Large garden with patio, two decking areas, and a 18ft x 15ft summer house
- Solar panels, double glazing, and fibre broadband connected
- Garage plus driveway parking for two cars
- Regular dolphin, otter, and seal sightings from the property and shoreline
- 5 miles from Inverness city centre via Kessock Bridge
- 7 miles from Inverness Airport with direct flights to London and Amsterdam
- 45 minutes from Cairngorms National Park and CairnGorm ski area
- All appliances, floor coverings, fittings, blinds, and curtain poles included
- Freehold title, Council Tax Band F, move-in ready condition
Properties like Roseburn are genuinely hard to replace once they're gone. If you're considering a holiday home in the Scottish Highlands or a second home base in the north of Scotland, this is the kind of address you wait years for. Get in touch through Homestra today to arrange a viewing or to ask for the full legal pack — and do it before someone else already has.
Details
- Amount of bedrooms
- 3
- Size
- 148m²
- Price per m²
- €4,348
- Garden size
- 0m²
- Has Garden
- Yes
- Has Parking
- No
- Has Basement
- No
- Condition
- good
- Amount of Bathrooms
- 3
- Has swimming pool
- No
- Property type
- House
- Energy label
Unknown
Images






Sign up to access location details



































