FOR SALE BY ONLINE AUCTION WEDNESDAY 29TH OF JULY 2026 AT 9AM - ***EXCELLENT OPPORTUNITY FOR PURCHASERS SEEKING A PEACEFUL RURAL RETREAT, LIFESTYLE INVESTMENT OR POTENTIAL FUTURE DEVELOPMENT OPPORTUNITY (SUBJECT TO PLANNING CONSENTS)***SET AMIDST THE BREATHTAKING SCENERY OF THE SCOTTISH HIGHLANDS***
Occupying a delightful position within the sought-after Lochaber area, the land enjoys a tranquil setting surrounded by spectacular Highland landscapes, with panoramic views of rolling hills, native woodland and open countryside. The location offers exceptional privacy whilst remaining within easy reach of the nearby villages of Roy Bridge and Spean Bridge, with Fort William just a short drive away.
The plot provides buyers with the opportunity to create their own bespoke Highland escape, whether as a recreational retreat, a base for outdoor pursuits or as a long-term investment in one of Scotland's most desirable natural environments. Interested parties should make their own enquiries regarding any intended future use or development potential.
The surrounding area is renowned for its outstanding natural beauty and abundance of outdoor activities, including walking, mountain biking, fishing, climbing and wildlife watching. Ben Nevis, Glen Roy, Loch Lochy, the Nevis Range Mountain Resort and the famous West Highland Way are all within easy reach, making this an ideal location for those who appreciate the outdoors.
Despite its idyllic rural setting, Inverroy benefits from good transport links via the nearby A82 and A86 road networks, with rail services available from Roy Bridge on the scenic West Highland Line, providing connections to Fort William, Glasgow and Mallaig.
This is a rare opportunity to acquire a well-located parcel of Highland land in an area of outstanding natural beauty, offering purchasers the chance to enjoy the very best of rural Scottish living while remaining conveniently connected to local amenities and transport links.
***KEY FEATURES***
- Stunning land in beautiful setting
- Located in the shadow of Ben Nevis
- Massive demand for land locally
- Potential for immediate use
- Located in the outdoor capital of the UK
- Perfect for exploring mountains, hills, lochs and rivers
- 440sqm site with great access
***Extremely rare opportunity in stunning location with unrivalled views at the foot of Ben Nevis in the Scottish Highlands. Grab this opportunity to create your own destiny.***
440sqm (4,736qft) Site in beautiful location by the village of Inverroy in the Western Highlands offering potential for immediate use and for multiple uses.
The land is largely regularly shaped and is predominantly flat making it perfect for immediate use .
Happy Valley 2 measures 440sqm and is located in one of Scotland's most popular tourist destinations with easy access from A82 and A86. Inverroy has a train station and this on set on the Glasgow to Mallaig line- The Harry Potter Train Line- crossing the world famous Glenfinnan Viaduct.
***RECENT NEARBY RESIDENTIAL PROPERTY SALES***
- Sanna, Inverroy Road, Upper Inverroy, Roy Bridge, PH314AQ, Detached - SOLD JAN'26 - £325,000
- Forresters Croft, Inverroy Road, Upper Inverroy, Roy Bridge, PH31 4AQ, Detached - SOLD SEP'25 - £445,000
- 2, Glenspean Park. Roy Bridge, PH31 4AS, Detached - 3 bedroom - SOLD NOV'25 - £285,000
Inverroy is a scattered village situated 2 miles east of Spean Bridge in Inverness-shire in the Scottish Highlands and is in the Scottish council area of Highland.
***TRANSPORT IN INVERROY***
*Road Connections*
- Inverroy is located on the A86, approximately 2 miles east of Spean Bridge. The A86 provides direct access west to Fort William (around 15–20 minutes by car) and east towards Kingussie and the Cairngorms.
- At Spean Bridge, the A82 connects Inverroy to: Inverness (approximately 1 hour 45 minutes), Glasgow (approximately 2½ hours), Fort William (approximately 15 minutes).
*Rail Services*
- The nearest railway station is Roy Bridge, approximately 2 miles away.
- Roy Bridge lies on the scenic West Highland Line, offering direct services to: Fort William, Glasgow Queen Street, Mallaig
This route is regarded as one of the UK's most picturesque railway journeys.
*Bus Services*
Local bus services operate along the A86, linking Inverroy with:
Roy Bridge
Spean Bridge
Fort William
Fort William provides connections to a wider network of regional and national coach services.
*Air Travel*
The nearest airports are:
Inverness Airport – approximately 80 miles away, offering UK and European flights.
Glasgow Airport – approximately 115 miles away.
Edinburgh Airport – approximately 130 miles away.
***EDUCATION IN INVERROY***
Education provision for families in Inverroy is centred on nearby villages and towns, offering access to well-regarded schools within the Highland Council area.
*Primary Education*
The local catchment primary school is Spean Bridge Primary School, located approximately 2 miles away in Spean Bridge. The school provides education for children from Primary 1 to Primary 7 and includes an on-site nursery (Early Learning Centre) for pre-school children. Its catchment area includes Inverroy, Roy Bridge, Kilmonivaig, Stronaba and Achnacarry.
*Secondary Education*
Pupils typically progress to Lochaber High School in Fort William, around 13 miles from Inverroy. The school serves a wide catchment across Lochaber and offers a comprehensive secondary education from S1 to S6, with a broad curriculum and a range of academic, vocational and extracurricular opportunities.
*Further and Higher Education*
For college-level education, West Highland College UHI in Fort William offers a wide selection of further education courses, apprenticeships, and university-level qualifications through the University of the Highlands and Islands (UHI) network. Students also have access to campuses across the Highlands and online learning opportunities.
*Early Years*
Families with younger children benefit from Spean Bridge Nursery, which is attached to Spean Bridge Primary School and provides funded early learning and childcare for eligible children aged three and above.
***THINGS TO DO IN INVERROY***
Inverroy is surrounded by some of Scotland's most spectacular Highland scenery, making it an excellent base for outdoor pursuits, sightseeing and exploring the nearby Lochaber region.
*Walking and Hiking*
The area around Inverroy offers a variety of walking routes, from gentle woodland trails to challenging mountain hikes. Nearby Glen Roy is renowned for its dramatic landscape and the famous "Parallel Roads" – ancient geological features that attract walkers and nature enthusiasts from around the world.
*Ben Nevis*
Located around 15 miles away, Ben Nevis, the UK's highest mountain, offers unforgettable hiking opportunities. Whether tackling the summit or enjoying the lower Glen Nevis trails, the area provides spectacular scenery for visitors of all abilities.
*Nevis Range Mountain Resort*
Just a short drive from Inverroy, Nevis Range is one of Scotland's premier outdoor adventure destinations. Visitors can enjoy:
- The Mountain Gondola with panoramic Highland views
- Mountain biking trails
- Walking routes
- Seasonal skiing and snowboarding during the winter months.
- The Jacobite Steam Train
Experience one of the world's most famous railway journeys aboard The Jacobite Steam Train, departing from nearby Fort William. The route crosses the iconic Glenfinnan Viaduct and travels through breathtaking Highland scenery to Mallaig.
*Explore Fort William*
Only around 15 minutes away, Fort William offers:
- Independent shops and cafés
- Waterfront walks along Loch Linnhe
- The West Highland Museum
- Leisure facilities and restaurants
- Regular outdoor events throughout the year.
- Outdoor Activities
The surrounding Highlands provide excellent opportunities for:
Mountain biking
Fishing
Canoeing and kayaking
Wildlife watching
Photography
Cycling through quiet Highland glens.
*Discover Glencoe*
Approximately 30 minutes from Inverroy, the spectacular Glencoe valley is famous for its dramatic mountain scenery, walking routes and year-round outdoor activities, making it one of Scotland's most visited natural attractions.
*Visit Loch Lochy*
Just a few minutes away, Loch Lochy offers peaceful surroundings ideal for:
- Wild swimming
- Paddleboarding
- Kayaking
- Fishing
- Picnics with stunning Highland views.
*Scenic Drives*
Inverroy sits at the heart of some of Scotland's finest driving routes, providing easy access to:
- The Great Glen
- Glen Spean
- Cairngorms National Park
- Glenfinnan
- The Road to the Isles.
GUIDE PRICE - £16,000
To view legal documents relating to this property please visit our website.
Purchases are subject to a Buyer’s Premium. There may also be additional fees on certain properties. Please refer to the Articles of Roup / Special Conditions in the Legal pack to confirm.
EXCELLENT OPPORTUNITY FOR PURCHASERS SEEKING A PEACEFUL RURAL RETREAT, LIFESTYLE INVESTMENT OR POTENTIAL FUTURE DEVELOPMENT OPPORTUNITY (SUBJECT TO PLANNING CONSENTS)
SET AMIDST THE BREATHTAKING SCENERY OF THE SCOTTISH HIGHLANDS
HAPPY VALLEY 2 MEASURES 440 SQM ANF IS LOCATED WITH EASY ACCESS FROM A82 AND A86
* Generally speaking Guide Prices are provided as an indication of each seller's minimum expectation, i.e. 'The Reserve'. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Virtually every property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.
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