---
title: "52 No New Housing Units, Rosskeen, Ross Shire"
ocid: "ocds-r6ebe6-0000838450"
canonical_url: "https://d3tenders.com/contract/?ocid=ocds-r6ebe6-0000838450"
markdown_url: "https://d3tenders.com/contract/ocds-r6ebe6-0000838450.md"
json_url: "https://d3tenders.com/contract/ocds-r6ebe6-0000838450.json"
source: "Public Contracts Scotland"
current_stage: "Award"
buyer: "HIGHLAND COUNCIL"
published: "2026-07-28"
---

# 52 No New Housing Units, Rosskeen, Ross Shire

Buyer: HIGHLAND COUNCIL  
Current stage: Award  
OCID: ocds-r6ebe6-0000838450

[View canonical contract page](https://d3tenders.com/contract/?ocid=ocds-r6ebe6-0000838450)  
[Download OCDS JSON](https://d3tenders.com/contract/ocds-r6ebe6-0000838450.json)

## Summary

The procurement process led by Highland Council, located in Inverness, involves the construction of "52 No New Housing Units" in Rosskeen, Ross Shire, within the industry category of works. This project is in the award stage as of 28th July 2026, having been granted to Capstone Construction Scotland Ltd. The procurement followed a limited method, not preceded by the publication of a call for competition, due to the specific ownership and development arrangements tied to Capstone Construction, who owns the site and has driven the project's design and planning stages to date. The final contract was signed on 22nd July 2026, with a total contract value of £13,846,869.91 GBP.

This tender potentially opens significant opportunities for construction businesses capable of engaging with large-scale housing projects, particularly those with expertise in executing design and build contracts. Although the specific contract has been awarded, firms with similar capabilities might benefit from monitoring such tailored development opportunities—or negotiating directly with landowners involved in similar projects. Areas for growth, in this case, could lie in providing complementary services or leveraging partnerships with landowners similar to Capstone Construction to offer integrated design and development solutions for future housing projects.

## Notice

The Project comprises a New Housing Development in Rosskeen, Invergordon and will provide (52) Nr housing units complete with all associated infrastructure works thereto. The 52 units comprising 22 Rent units, 12 Lift units & 18 MMR units.

### Lot Information

Lot 1

Negotiated- Capstone Construction is the current owner of the site. Following initial discussions, the project proceeded on a negotiated basis, reflecting the landownership position and the contractor's established involvement in the early development of proposals.

### Procurement Information

The contracting authority intends to directly award a Design and Build contract in connection with the delivery of 52 new housing units at Rosskeen, Invergordon. The proposed development is to be delivered on land which is owned and controlled by Capstone Construction, who has promoted the site and progressed the scheme to its current stage. This includes the advancement of site-specific design proposals, planning progression, and development of the technical and infrastructure approach. The authority considers that the proposed works are closely integrated with the land ownership and development position established to date, and that the delivery of the scheme is dependent upon that integrated arrangement. In particular: - the site is under the control of a single landowner and is not otherwise available to the market independently of the current development proposal. - the scheme has progressed to an advanced stage of design and technical development, reflecting site-specific constraints and requirements; and -the development approach, including infrastructure and layout, is intrinsically linked to the landowner's proposals and delivery model. The authority has considered whether the works contract could be procured separately through a competitive tendering exercise. However, it has concluded that doing so would be likely to: - result in significant duplication of design, technical and development work already undertaken; - require re-procurement of design and associated project development inputs; - introduce delay incompatible with programme and funding requirements; and - risk undermining the viability and deliverability of the scheme. On that basis, the authority considers that there is limited scope for effective competition in respect of the works contract when considered independently of the land and development arrangements. Accordingly, the authority considers that the use of the negotiated procedure without prior publication is justified on the basis that the contract can, in practice, only be delivered within the required parameters by the supplier in control of the site and the associated development arrangements.

## Key Details

| Field | Value |
| --- | --- |
| Publication source | Public Contracts Scotland |
| Latest notice | https://www.publiccontractsscotland.gov.uk/search/show/search_view.aspx?ID=JUL561025 |
| Notice type | OJEU - F15 - Voluntary Ex Ante Transparency Notice |
| Procurement type | Standard |
| Procurement category | Works |
| Procurement method | Limited |
| Procurement method details | Award procedure without prior publication of a call for competition |
| Tender suitability | Not specified |
| Awardee scale | SME |
| All stages | Award |

## Dates

| Field | Value |
| --- | --- |
| Publication date | 28 Jul 2026 |
| Submission deadline | Not specified |
| Future notice date | Not specified |
| Award date | 22 Jul 2026 |
| Contract period | Not specified |
| Recurrence | Not specified |

## Values

| Field | Value |
| --- | --- |
| Tender value | Not specified |
| Lots value | Not specified |
| Awards value | Not specified |
| Contracts value | £13,846,869 |

## Status

| Field | Value |
| --- | --- |
| Tender status | Complete |
| Lots status | Complete |
| Awards status | Not specified |
| Contracts status | Active |

## Buyer

| Field | Value |
| --- | --- |
| Main buyer | HIGHLAND COUNCIL |
| Locality | INVERNESS |
| Post town | Inverness |
| Postcode | IV3 5NX |
| Country | Scotland |
| ITL 1 | TLM Scotland |
| ITL 2 | TLM2 Highlands and Islands |
| ITL 3 | TLM20 Highlands and Islands |
| Local authority | Highland |
| Electoral ward | Inverness West |
| Westminster constituency | Inverness, Skye and West Ross-shire |
| Delivery location | TLM6 Highlands and Islands |

## Supplier

| Field | Value |
| --- | --- |
| Number of suppliers | 1 |
| Supplier names | CAPSTONE CONSTRUCTION SCOTLAND |

## CPV Codes

### Divisions

- 45 - Construction work

### Codes

- 45000000 - Construction work

## Release History

- 28 Jul 2026 at 00:00 - Award - OJEU - F15 - Voluntary Ex Ante Transparency Notice - https://www.publiccontractsscotland.gov.uk/search/show/search_view.aspx?ID=JUL561025

## Documents

- https://www.publiccontractsscotland.gov.uk/search/show/search_view.aspx?ID=JUL561025
  52 No New Housing Units, Rosskeen, Ross Shire - The Project comprises a New Housing Development in Rosskeen, Invergordon and will provide (52) Nr housing units complete with all associated infrastructure works thereto. The 52 units comprising 22 Rent units, 12 Lift units & 18 MMR units.

## Notice URLs

- http://
- http://www.publiccontractsscotland.gov.uk/Search/Search_Switch.aspx?ID=838450
- https://api.publiccontractsscotland.gov.uk/v1/Notice?id=ocds-r6ebe6-0000838450
- https://www.highland.gov.uk

## Provenance

This Markdown file is an alternate public rendering of the D3 Tenders contract record. The canonical page is https://d3tenders.com/contract/?ocid=ocds-r6ebe6-0000838450. The underlying structured data is available as OCDS JSON at https://d3tenders.com/contract/ocds-r6ebe6-0000838450.json.