- Internet services
- Parking
Prices by date
Lowest nightly price for 2 adults, updated twice a month.
Cheapest dates
- 26 March 2027 £123
- 27 March 2027 £123
- 28 March 2027 £123
- 29 March 2027 £123
- 30 March 2027 £123
Available Rooms & Rates
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Board and cancellation terms are confirmed with your booking.£122.84per night
Guest Reviews
Susan was wonderful. She was warm and welcoming giving information about the area and where to enjoy food and live music. No detail was overlooked in the comfortable and ample sized room. Breakfast was the best we’ve had this week. Parking lot helps so you don’t have to worry. Location was perfect. Quiet street near the action.
Easy to reach - a short walk from the station. A friendly, warm and informative welcome that helped so much to understand the local and have great local experiences. Comfortable room and wonderful breakfast!
Susan was a lovely friendly person.Got a great welcome.Breakfast had so much choice.Even offered veggie version.They had great selection of fruit to go with yogurts which I loved.I felt very at home there and would book again if going back to Inverness.Nice touches of flowers and decoration in the house making it very cheerful.
Well appointed and comfortable room with up to date decor. Outstanding breakfast, prepared with care and attention to detail. Very informative staff, concerned that one gets the best out of Inverness.
Susan is a wonderful host. We were made to feel incredibly welcome. The guest house is fabulously presented and extremely comfortable. Breakfast was delicious and a very good portion. The position of the house is fantastic for exploring Inverness. A very short stroll into the city. I will certainly be visiting again. Thank you so much.
Very friendly. Lovely Scottish breakfast. Cosy room.
So happy we stayed here whilst in Inverness. Our host Susan was superb. Friendly, welcoming and terrific in offering us pub and restaurant options at night. Breakfast was lovely and a great start to the day. I would highly recommend Ness House to anyone lucky enough to get a booking. 10 out of 10
This is the place to stay in Inverness, our stay was wonderful, Susan made us feel so welcome and so helpful, it was so clean and warm (a big thing for me) and the breakfast was amazing so much to choose from. It is very central. We will definitely be back.
The great welcome we got from Susan was that warm and homely, and the personal wee touches like home made tablet and the bottle water that was left for each room in the fridge downstairs and the lovely breakfast made by Richard superb. Might get to meet Richard next time
Really good location close to the centre but still on a quiet street. Susan was a brilliant hostess and her coffee was one of the best I had on our whole Scotland-trip. The bathroom was well equipped with a modern tap.
Location Great host Lovely breakfast
Location was stellar, bed was comfortable and Susan was very friendly, provided good information- everything was well thought through and organized. The breakfast was very good, lots of options, and Susan was very good about accommodating my allergies - thanks so much!
The location could not have been better for exploring Inverness on foot. Susan was delightful and could not have been more welcoming or helpful.
Host was so nice and welcoming. Gave us all the info that we might need at her city. Breakfast was fantastic. Every little thing like coffee cup or tea pot were so cute. Even host’s apron was cute. Location is fantastic. Bed was comfortable. Big bathroom with bath tub. It’s our best experience at B and B ever.
Close to downtown, within walking distance of everything in Inverness. Great breakfast, do try the taigeis(haggis) for breakfast, it’s great! Ms. Susan is the hostess with the mostest! She is SUPER great!
Everything was perfect! We have stayed in a lot of hotels around the world but this was something else. Susan made the difference and made our stay in Inverness extra speciell!
Breakfast was very good and substantial. Free parking on site was a big advantage. The owner extremely obliging.
Everything, couldn’t fault it
Susan is a very welcoming and friendly host for her guests,the room is very nice and clean also,breakfast very tasty. Would highly recommend it!
Everything! Attention to detail impeccable. Amazing breakfast and lovely host. They knew of places to go visit, always happy speaking to you. Definitely a home away from home. Been to Inverness a few times including hotels and b and bs/guest Houses and this one is the best! Planning to come back soon!
About This Hotel
The Ness Guest House is a small, character filled stay that leans into the enduring appeal of a Victorian home built in 1877. From the moment you arrive, you will notice the building’s original architectural features retained with care, giving the property a sense of history and warmth that is increasingly rare in modern accommodations. The guest house sits on Union Road, a quiet street that offers a calm base for exploring a historic part of town. With just four guest rooms, The Ness feels intimate and personal, and its size is part of its appeal for travelers who crave privacy and a relaxed pace over busy hotel corridors. One of the standout advantages of staying here is the on site parking that is free and easy to access. For guests who arrive by car, this is a convenient and reassuring perk that makes day trips and city outings straightforward. In addition, free WiFi is available throughout the property, ensuring you can stay connected whether you are catching up on emails or sharing travel plans with friends and family back home. The house was built in a time when space and light were valued, and that sense of openness comes through in the way the guest rooms are laid out and the common areas are arranged. While The Ness does not present itself as a resort with a private pool or a beachfront setting, it shines as a quiet retreat that prioritizes comfort, character, and simple, well executed hospitality. The focus here is on a calm, homely atmosphere where guests can unwind after a day of discovery or business. The interior design nods to its age with carefully preserved details, yet it does not overlook modern essentials. In the rooms you will find thoughtful touches such as coffee and tea facilities, a practical amenity that makes starting the day easy and inexpensive. A comfortable bed and a clean, well appointed bathroom space with a shower are standard features across the rooms, and the presence of decorative details in the bedrooms and corridors adds personality without compromising practicality. The Ness also offers a dining area that is evident in the photos and part of the homey feel. While there is no explicit restaurant or breakfast menu listed, the shared dining space signals an opportunity to enjoy simple, communal meals or a cozy morning routine in a relaxed setting. Guests who value a homelike experience often appreciate this quiet, communal space where conversations with fellow travelers can happen naturally and at a gentle pace. Rooms offer more than just a place to sleep; the inclusion of coffee and tea facilities means you can begin your day with a warm drink without stepping outside. The guest house is clearly designed with adults in mind. The policies indicate that children are not allowed and that the maximum occupancy is two guests per room. The minimum check in age is 18, which underscores the intimate, adult atmosphere and makes this property an appealing choice for couples seeking a peaceful escape or solo travelers who appreciate privacy and a respectful, low key environment. The lack of extra beds or cots aligns with the small, boutique feel and reinforces the sense of a cozy, uncluttered space where guests can truly relax. The Ness has earned high praise from guests, reflected in its exceptional overall score. Review highlights emphasize cleanliness, comfort, and attentive service, with guests noting the care taken to maintain the home while providing dependable, friendly hospitality. The staff, where referenced, contributes to a welcoming atmosphere that helps guests feel instantly at ease. The combination of a well kept, historic property and consistent, positive feedback on the guest experience makes The Ness an appealing option for travelers who value reliability and a personal touch. This guest house is ideal for travelers seeking a quiet, authentic Victorian experience rather than a busy resort environment. It suits couples looking for a cosy, intimate stay with easy access to a historic setting, and adults who want a peaceful base for city exploration or longer visits without the bustle of larger hotels. If you prize preserved architecture, a homely dining space, private parking, and the comfort of in room coffee facilities, The Ness Guest House delivers. In summary, The Ness Guest House offers a rare combination of historic charm and modern comfort on Union Road. Its four rooms provide a private, low key retreat with essential conveniences like free WiFi and free on site parking. The absence of children and pets policies makes it particularly well suited to couples and adults seeking a serene, intimate getaway where you can slow the pace, savor the quiet, and retreat to a thoughtfully kept home away from home.
Location
48 Union Road
Other hotels in Inverness
- Room Only Corbies Rest 9.0
- Heathmount Hotel 8.9
- Leanach Farm 9.0
- Kingsmills Hotel 8.7
- Inverness Lochardil House 8.7
- The Quaich B&B 8.8
Facilities
Frequently asked questions
How far is The Ness Guest House from the airport?
The nearest airport is Inverness Airport (INV), about 12 km away. You can add a private airport transfer at a fixed price when you book.
Is breakfast included at The Ness Guest House?
The rates we offer are room only; breakfast is not included.
Can I cancel for free?
The rates currently offered for this hotel are non-refundable.
What do guests think of The Ness Guest House?
Guests rate it 9.8 out of 10, from 46 reviews.
How much does a night at The Ness Guest House cost?
Nightly prices start from £122.84; the exact price depends on your dates and room, and is shown before you book.