The subjects comprise a substantial former church which has been converted to a two-storey bed and breakfast. The original building appears to have been constructed in the mid 1800’s and is of traditional stone construction. The property is surmounted by a pitched and slated roof with original stone spire.
Internally the subjects provide the following accommodation:
Ground floor: Provides a breakfast area/restaurant, commercial kitchen, residents lounge, laundry room, store and a one-bedroom residents flat with separate lounge and kitchen.
First floor: Provides seven en-suite letting bedrooms.
The subjects benefit from a good-sized patio area which provides a substantial seating area along with a secure rear yard and drive.
The Auld Kirk enjoys a liquor licence which includes the patio area.
BUSINESS - The Auld Kirk, an AA Four Star Gold and VisitScotland 4* B&B, boasts an enviable occupancy rate of over 90% during its full-time operating season (April to September), supported by partnerships with popular tour operators like Wilderness Scotland, Peak Tours, Saddle Skedaddle, and Macs Adventures, who pre-book rooms well in advance.
The current owners operate it as a lifestyle business, closing from late October to mid-February, and have cultivated a premium reputation among guests and locals alike. Amongst numerous awards, The Auld Kirk was recently recognised as Scotland's Best B&B 2025 by Prestige Hotel Awards, having been named AA Bed & Breakfast of the year 2024 for Scotland, further enhancing its appeal and credibility.
Opportunities for growth include reopening the once-thriving coffee shop (20 covers inside, 40 outside), adding evening meals or a restaurant, increasing letting rooms (planning permission was previously secured for three ground-floor accessible rooms), promoting afternoon teas, introducing dynamic pricing, and extending operations to cover Christmas, Hogmanay, and other key dates.
With Ballater's status as a premium destination, The Auld Kirk is well-positioned for increased revenue and year-round success.
Location
Ballater is a village in Aberdeenshire, Scotland, on the River Dee, immediately east of the Cairngorm Mountains. Situated at an elevation of 213 metres (699 feet), Ballater is a centre for hikers and known for its spring water, once said to cure scrofula. It is home to more than 1400 inhabitants and has had a long connection with the British Royal Family.
Balmoral Castle, the British Royal Family's holiday home, lies 7 miles (11 kilometres) west, and the family has visited the town frequently since the time of Queen Victoria. Birkhall lies 1 mile (1.5 kilometres) southwest of Ballater.
Victoria Barracks is used by the Royal Guard for the castle. Ballater is set in the centre of Royal Deeside, which is a World Famous Tourist destinations, with the Cairngorms and Balmoral Castle nearby. It has been a favourite destination for the Royals for over 150 years. Balmoral receives 70-80,000 visitors a year, and this is mirrored in the Ballater visitor centre, which enjoyed over 72,000 visitors last year.
The subjects are located on the southern side of Braemar Road at it’s junction with Invercauld Road within the settlement of Ballater. The Auld Kirk is located only a 5 minute walk from the town centre.
Accommodation
From sizes taken during our inspection we calculate the subject property, measured in accordance with the RICS Code of Measurement Practice (second edition, January 2018) to extend to the following approximate net internal area (NIA):
Ground Floor: 288.5m²/3,019ft²
First Floor: 225.6m²/2,428ft²
Total: 514.1m²/5,447ft²
Terms
Proposal - Offers over £750,000 are invited for the freehold interest.
Rating - Rateable Value £8,600.
EPC - A copy of the EPC will be available upon request.
Planning - All queries in relation to redevelopment/reconfiguration of the subjects should be addressed to Aberdeenshire Council Planning Department.
Closing Date - A closing date may be set and all interested parties should make a note of interest at the offices of the Sole Agent. We reserve the right to sell or let the property without setting a closing date and we are not obliged to accept the highest or indeed any offer for the sale or lease of the property.
VAT - All prices, premiums and rents quoted are exclusive of VAT.
Specification
- OFFERS OVER £750,000
- 5,447 FT²
- AA FOUR STAR GOLD & VISIT SCOTLAND FOUR STAR B&B
- PRIME TOURIST LOCATION
- FABULOUS OPPORTUNITY TO EXPAND AN ALREADY SUCCESSFUL BUSINESS.
- 7 EN-SUITE BEDROOMS
- SEPARATE OWNERS ACCOMODATION