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Quality 13 Guestroom + 3 Bed Owners B&B In Pitlochry For Sale

Pitlochry, Perth and Kinross
Asking Price:
£950,000 Furniture / Fixtures included
Sales Revenue:
Cash Flow:
Available on request

Situated within the picturesque town of Pitlochry, this substantial property with elevated position, of 4-star standard, offers 13 en-suite guest rooms, plus good sized 3-bedroom self-contained owners’ accommodations with off street parking & beautiful, easily maintained, landscaped grounds & gardens

The current owners have operated the property for over 7 years as a lifestyle business, only selling guest rooms for 57% / 208 days of the calendar year (as at 31.08.2018- business year end), primarily but not exclusively around seasonal demand

The original Victorian Country House, built in circa 1880, has been sympathetically extended & decorated with a blend of Antique and Contemporary styles to provide a peaceful, relaxing and truly memorable bed and breakfast experience. The property is truly a `turn-key`, walk-in, well established trading business with no further substantial capital investment required as has been constantly maintained & updated with circa £15k per annum improvements year on year

The current property & business operation has several unique selling points including:
- The very high quality of the establishment’s decoration & presentation through ongoing re-investment
- The exceptional panoramic views offered to most of the guest bedrooms, both dining rooms, lounge as well as the outside garden patio area with seating
- The feature `Honesty Bar` featuring 50 Malts, far exceeds competitor offering
- The substantial Breakfast Menu offered with several very different home cooked dishes, not available elsewhere
- The consistently high, YoY, B&B ARR achieved - £90.32 (ex. VAT) / £108.38 (inc. vat) for 2017-18

If interested, please contact the seller through the form on this page.

Property information



Living Accommodation:

Self-contained Owners Accommodations, with private access, ground floor, including:

- 3 Bedrooms & large family bathroom + Office space (option to convert to an additional `selling` guest room with own access)
- Owners breakfast/dining area & separate Lounge
- Externally owners `private` garden area & large double garage with additional off-street parking.
- Further additional small en-suite bedroom could be created, for either selling as a `guest room`, or staff accom.


Pitlochry is a thriving centrally located, within Scotland, `honeypot` town drawing vast numbers of leisure & tourists thus maintaining exceptionally high levels of occupancy and room rate. The town has some 3,000 population, 24 miles north of Perth, with excellent connections to all major Scottish cities by road and indeed rail with direct trains to London

Premises Details:

The Guest Accommodations, over ground & first floors only:

Comprising 13 en-suite letting rooms, fitted out to a very high-quality standard & in excellent order, eleven of which share our very, very special views out over the town of Pitlochry & the Tummel valley

A) By room type
- 6 x `Double` standard en-suite guest bedrooms, with King size beds, approx. average 16 sq. mtrs
- 5 x `Classic` standard en-suite guest bedrooms, with Super-King beds (3 of which can twin), approx. average 19 sq. mtrs
- 1 x `Superior` standard en-suite guest bedroom, with Super-King bed, approx. 26 sq. mtrs
- 1 x `Junior Suite` standard en-suite guest bedroom, with Super-King bed, approx. 30 sq. mtrs

B) By location
Ground Floor:
- 2 x `Double` + 2 x `Classic` standard, guest bedrooms (both can twin)
First Floor:
- 4 x `Double` + 3 x `Classic` (1 of which can twin) + 1 x `Superior` + 1 x `Junior Suite` guest bedrooms

Guest Public Areas, on ground floor:
- Delightful large bright welcoming entrance Reception area & Public WC
- 2 x beautifully stunning Breakfast Dining Rooms, to sit 26+ guests with panoramic views, would make an exceptional restaurant/dining area for evening meals if required
- Large feature `Honesty Bar` with seating & additional separate small `Lounge` area
- Substantial & well maintained landscaped walled garden area with patio and quality outside furniture offering panoramic views of Pitlochry & the Tummel Valley beyond
- Off street car parking for guests

Operational Areas, on ground floor:
- Very well appointed large & `fit for purpose` modern commercial kitchen
- Large linen & housekeeping storage + separate Laundry area with 2* washers & 2* dryers

Energy Performance Rating:
G  View EPC Graph for this property

Business Operation

Expansion Potential:

Further Development Opportunities - There is a real opportunity to expand the business by extending the bookings & occupancy uptake - currently closed 43% of the calendar year

Restaurant dining sales (lunch/dinner), to both residential & non-residential custom, not offered currently

Wet sales – subject to licensing, to non-resident guests, not offered currently

Full Service Hotel – There is the possibility of changing the business to that of a Hotel. This would add additional F & B sales (residential & non-residential), which would dramatically increase turnover

Alternate Use - potential for conversion into Residential Care, Self-Catering Holiday, Flats or similar

Reasons for selling:

The current owners are looking to sell the business due to personal health matters

The business is currently managed & operated by the current owners & 1-2 casual staff
Years established:

Other Information

Financing available:

Whilst not a preference, the owners may consider a `Lease-to-Buy` option where they would sell the business/fixtures/fittings/goodwill & retain the heritable property, which would then be available to lease for a fixed term of not more than 5 years.
The owners will not consider a full lease option ie where the business/fixtures/fittings/goodwill is not sold initially

Inventory / Stock value:
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