Key Features
Prestigious Victorian villa with stunning views
Highly profitable and well-established B&B business
Five letting rooms plus two self-contained annexes
Spacious two-bedroom owners accommodation
Superb guest reviews and loyal repeat trade
Landscaped gardens with ample private parking
Prime location close to Pitlochry town centre
Lifestyle business with excellent growth potential
Highlight
Exceptional Victorian B&B in the heart of Pitlochry, offering five guest rooms, two self-contained annexes, spacious owners accommodation and consistently high profits.
Description
Extending to approximately 307m², Ardvane Bed and Breakfast is an elegant late Victorian villa occupying an elevated position with magnificent south-facing views across the Tummel Valley. Ideally located just a short walk from the centre of Pitlochry, the property combines a peaceful setting with easy access to the town's excellent amenities and visitor attractions.
The property is presented to a high standard throughout and currently operates as a successful bed and breakfast, offering an excellent balance of guest accommodation and private owner's living.
The business comprises five well-appointed letting bedrooms within the main house, complemented by two self-contained one-bedroom annexes on the ground floor, each providing comfortable guest accommodation with its own bedroom and shower room.
The spacious two-bedroom owners accommodation provides generous private living space, including attractive reception rooms, a well-equipped kitchen with breakfast area, utility room, bathroom and cloakroom, making it ideal for year-round family living while operating the business.
With its flexible layout, substantial accommodation and prime location in one of Scotland's premier tourist destinations, Ardvane offers an outstanding lifestyle business with excellent trading history and scope for a variety of hospitality or residential uses, subject to any necessary consents.
Trade
Ardvane Bed and Breakfast is a highly profitable, well-established hospitality business with an excellent reputation and a loyal base of repeat guests. Currently operated on a seasonal basis from April to October, the business generates an annual turnover in the region of £120,000 to £140,000, with strong profit margins of approximately 50%. It is run primarily by a single owner, supported by around 10 hours of assistance per week, demonstrating an efficient and easily manageable operating model.
Trading above the VAT threshold, the business also offers excellent potential to increase turnover further through extending the operating season, increasing occupancy levels, or introducing additional guest services.
The business consistently receives outstanding guest reviews, with ratings of 9.2 ("Superb") on Booking.com and 4.8 ("Excellent") on TripAdvisor, together with a Pass under the Food Hygiene Information Scheme, reflecting the exceptional standards of accommodation, hospitality and customer care.
A particular highlight of the guest experience is the freshly prepared breakfast, cooked to order using high-quality, locally sourced ingredients wherever possible. Widely praised by guests as an integral part of their stay, the breakfast offering further enhances Ardvane's excellent reputation and contributes significantly to its high level of repeat business.
The business has a dedicated website at https://www.pitlochryguesthouse.co.uk/
Location
Pitlochry is one of Scotland's most sought-after tourist destinations, renowned for its stunning Highland scenery, vibrant community and year-round visitor appeal. Situated in the heart of Perthshire, the town offers an excellent range of independent shops, cafés, restaurants and visitor attractions, including the famous Pitlochry Festival Theatre, Blair Athol Distillery and the nearby Queen's View.
The area attracts a steady flow of domestic and international visitors throughout the year, with outdoor pursuits such as walking, cycling, fishing, golf and skiing all within easy reach.
Excellent road and rail connections via the A9 and Pitlochry railway station provide convenient access to Perth, Inverness, Edinburgh and Glasgow, making the town an ideal base for both leisure and business travellers.
Ardvane enjoys an elevated position just a short walk from the town centre, offering guests the perfect combination of peaceful surroundings and convenient access to all local amenities and attractions.
Accommodation
The Property
Dating from around 1900, the property has been thoughtfully extended over the years to create spacious and versatile accommodation while retaining much of its original character.
Constructed primarily of traditional solid stone, the original building is complemented by later timber-frame extensions with rendered block external walls. The property is finished with a combination of pitched slate roofs and modern flat roofs with single-ply membrane coverings.
The accommodation benefits from uPVC double-glazed windows throughout, together with a composite rear door, uPVC front entrance door and French doors opening from the living room onto the garden, allowing an abundance of natural light. A small skylight window provides additional daylight to the landing.
The property occupies an attractive elevated plot with generous surrounding gardens and ample off-street parking. The front garden has been landscaped over a series of terraces incorporating patios and timber decking, creating excellent outdoor seating areas to enjoy the setting. Attractive stone, block and decorative retaining walls complement the gardens, while the boundaries are enclosed by a combination of timber fencing and traditional stone walling.
Guests are welcomed via an attractive entrance vestibule and reception area, creating an inviting first impression. Beyond, the bright and spacious sunroom enjoys breathtaking panoramic views through full-height picture windows and is furnished with freestanding tables and chairs, providing the perfect setting for guests to relax and enjoy breakfast while taking in the surrounding scenery.
The adjoining guest lounge offers a comfortable and welcoming space with soft seating, ideal for relaxing, reading or socialising. A coffee machine, kettle and breakfast station provide added convenience, making this an excellent communal area for guests to unwind throughout their stay.
Owners Accommodation
The spacious owners accommodation is arranged over two floors and provides comfortable private living, ideally separated from the guest accommodation.
The ground floor comprises a welcoming entrance hallway with a WC and family bathroom, a comfortable living room, and a generous open-plan breakfast kitchen and dining room, which also serves as the guest breakfast area.
A staircase leads to the first floor, where there are two well-proportioned double bedrooms, one benefiting from en-suite facilities, together with an additional WC. The accommodation provides an excellent balance of private living space while remaining perfectly suited to the day-to-day operation of the business.
Terms
Reason For Sale
The property is offered for sale as the owner is relocating to be closer to family.
Rates / Council Tax
The guest house has a rateable value of £12,600 (£12,600 non-residential with £3,200 residential apportionment) as of April 2026, property reference number 525039 and benefits from 100% discount under the Small Business Bonus Scheme for eligible businesses.
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 mains electricity, water, drainage and gas, together with superfast broadband. Heating is provided by a gas-fired central heating system with a modern wall-mounted condensing boiler serving radiators throughout the property. Domestic hot water is supplied by the central heating system and supplemented by an electric immersion heater.