Key Features
Established 7-bedroom guest house
Elegant Victorian villa with original period features
Seven stylish en-suite letting bedrooms
Spacious 3-bedroom private owner's accommodation
Strong repeat trade and excellent online reviews
Energy-efficient biomass and solar heating
Prime Cairngorms National Park location
Easy walking distance to Grantown town centre
Turnkey, Lifestyle business
Scope to increase income through further development
Highlight
Dunallan House is a beautifully presented Victorian guest house offering seven stylish en-suite letting bedrooms, spacious three-bedroom owner's accommodation, and a thriving turnkey lifestyle business with excellent repeat trade.
Description
Dunallan House is a well-established guest house with seven letting bedrooms, located in a quiet residential area of Grantown-on-Spey, within easy walking distance of the town centre and local amenities.
The property comprises a substantial Victorian villa that retains many original features, including stained glass windows, cornicing, original fireplaces and pitch pine woodwork. The guest accommodation consists of seven comfortable en-suite bedrooms, with many enjoying views over the surrounding hills and town.
The business has built a strong reputation for quality accommodation, customer service and breakfasts, attracting a mix of couples, families, groups and guests travelling with pets. Repeat business and positive reviews have contributed to its established trading position.
The property benefits from a range of energy-efficient features, including biomass and solar heating systems, which provide heating and hot water and help reduce operating costs.
Owners' accommodation is located on the ground floor and comprises three bedrooms, one with en-suite facilities, together with a lounge/sunroom, providing comfortable private living space separate from the guest accommodation.
Dunallan House offers an opportunity to acquire an established hospitality business with seven letting rooms, spacious owners' accommodation and a convenient location in one of the Highlands' most popular tourist destinations.
Trade
The business is operated by the current owners as a partnership and is run without the need for additional management. Trading is seasonal, allowing the owners to benefit from a balanced lifestyle while maintaining a successful business. Dunallan House enjoys a high level of repeat custom and also receives bookings from established tour companies.
In addition, the business benefits from strong online visibility through Booking.com and TripAdvisor, where it has consistently achieved excellent guest reviews, including a score of 9.3 ('Superb') on Booking.com and 4.8 ('Excellent') on TripAdvisor.
Location
Dunallan House is located in the heart of Grantown-on-Spey, an attractive and historic Highland town situated within the Cairngorms National Park on the banks of the River Spey. The town is a popular year-round destination, attracting visitors seeking outdoor pursuits, wildlife, whisky tourism and the natural beauty of the surrounding area.
Positioned in a quiet residential setting within easy walking distance of the town centre, the property benefits from convenient access to Grantown's shops, cafés, restaurants and other local amenities, making it an ideal base for leisure visitors. Grantown-on-Spey is well connected via the A95, with Inverness approximately 45 minutes' drive away and Aviemore around 15 miles to the south, providing easy access to the wider Highlands.
The area enjoys a strong tourism economy, supported by Cairngorms National Park, the Speyside Whisky Trail, walking and cycling routes, fishing on the River Spey and a wide range of outdoor activities. These attractions generate a consistent flow of domestic and international visitors throughout the year, providing an established customer base for hospitality businesses.
The combination of a sought-after Highland location, strong visitor appeal and good local amenities supports the continued trading potential of this well-established bed and breakfast business.
Accommodation
The Property
The property comprises a substantial three-storey, double-fronted, symmetrical Victorian villa that retains many of its original period features, including stained glass windows, ornate cornicing, original fireplaces and pitch pine woodwork. The guest accommodation comprises seven comfortable en-suite bedrooms, providing well-presented accommodation for visitors.
The original building is constructed beneath a traditional slate roof, complemented by a rear extension with a pitched tiled roof. A distinctive Victorian roof dome provides natural light to the upper floor, enhancing the bright and spacious feel of the top level.
The property also benefits from a well-appointed owner's accommodation and is heated by an efficient wood pellet biomass boiler. Overall, Dunallan is a characterful and well-maintained property that successfully combines the elegance of Victorian architecture with the comfort and convenience of modern facilities.
Owners Accommodation
The owner's accommodation is located to the rear of the property within the extension, providing a private and separate living space from the guest accommodation.
The accommodation comprises a bright and spacious sunroom, currently used as the owner's dining room and lounge. The room features a wooden floor, four large windows allowing plenty of natural light, and an original stone wall that has been retained as an attractive feature. The space also provides useful storage.
A hallway leads to two generously proportioned bedrooms and a well-appointed family bathroom. The rear bedroom features elegant French doors that open directly onto the garden, creating a seamless indoor-outdoor connection. Originally designed as a yoga studio, this versatile space offers a calm and light-filled retreat, perfect for relaxation or a variety of uses.
Additional service areas include a boiler room, together with a larder and separate laundry room, offering practical storage and utility space.
In addition, there is a third en suite bedroom located within the main building, which could be used as further private accommodation for the owner or as flexible guest accommodation if required.
Terms
Reason For Sale
The business is offered for sale due to the current owners planned retirement.
Rates / Council Tax
Dunallan has a Rateable Value of £17,100 as at April 2026, comprising £13,100 for the non-residential element and a £4,000 residential apportionment (Property Reference No. 07/01/8700845/5). Eligible businesses may benefit from relief under the Small Business Bonus Scheme, subject to meeting the relevant qualifying criteria.
The owners accommodation is separately assessed for Council Tax Band A (Reference No. 07/01/870083/8).
Finance and Legal Services
ASG Commercial Ltd is in touch with a variety of different lenders who can provide specialist finance. We will be delighted to discuss your financing requirements with you and make an appropriate introduction where appropriate. We also have many contacts in the legal profession who can assist in all legal matters arising.
Specification
The property benefits from a range of modern and efficient services, including a biomass heating system and solar energy, which provide hot water and heating throughout the guest accommodation.
Cooking facilities are supplied by LPG gas, while the property is connected to mains water, drainage, and electricity.
These services support the efficient day-to-day operation of the business while contributing to reduced energy costs.