The Philipburn Hotel , , The Philipburn Hotel, Linglie Road, Selkirk, TD7 5LS
not specified / Leisure / Hotel
For Sale
- £1,300,000.00
Available - Last updated: 07 July 2025
Key Features
Prestigious and exceptionally finished turnkey Scottish country house hotel in a delightful setting
Stunning 20-bedroom Hotel in superb location
One of the largest function suites’ in the Borders
Best Western Hotel of the Year finalist for 2023
Set within 4 acres of delightful private gardens and woodlands
Separate staff / owner accommodation
Secluded rural setting ideal for wedding functions
Separate inhouse taxi business available with electric minibus operation
Highlight
The Philipburn Hotel in Selkirk is a prestigious and exceptionally finished turnkey Scottish country house hotel in a delightful setting.
Description
The Philipburn Hotel is a delightful luxury hotel located just outside the town of Selkirk in the heart of beautiful Scottish Borders countryside. Originally built in 1751, this grand manor house is made up of 12 attractively appointed letting rooms and a further 8 garden rooms, a fine dining restaurant, large function suite, boardroom, lounge and public bar. The property benefits from beautiful, manicured lawns and fantastic outside space. This stylish 4-star hotel balances the traditional with a modern stylish décor, each bedroom possessing its own unique style.
The Philipburn Hotel is part of the well-known Best Western Group Signature Collection Brand and was recognised by Best Western as Hotel of the Year finalist for 2023 and received the Brand Ambassador Award for 2022.
Set-in well-maintained gardens, this property must be seen to be fully appreciated. Complemented by attractive gardens, seating terrace and an open-air pavilion that is ideal for wedding ceremonies. The service areas include a modern, professional and well-equipped kitchen with additional food preparation, storage and laundry facilities. This attractive property and business, coupled with a spacious two-bedroomed owners and 2 two-bedroomed staff accommodation, make this a superior proposition for a discerning buyer.
Trade
The business is based on commercial trade, maintaining a strong level of turnover with the opportunity to develop turnover and profitability further. Income is primarily generated through the 20-quality en-suite letting bedrooms and the high number of wedding bookings where future bookings extend to 2026. The function room is one of the largest of its kind in the Scottish Borders and caters for up to 200 guests. Outdoor weddings are catered for in two locations; at the end of lawn within a pergola adorned with climbing plants, or an open sided pavilion to the side of the lawn, which is both substantial and extremely attractive and can be easily decorated to personalise the occasion.
Run alongside this successful 4 star rated hotel is a bespoke registered taxi service available to for personalised tours using electric minibuses (not included as part of the sale but available by separate treaty). There are numerous visitor attractions in the surrounding areas, visiting a wood fired distillery or having your own real Scottish tartan made.
Extremely popular with guests are the introduction of promotional packages that also include luxury rooms featuring four poster beds, separate living areas, spa baths and balconies. Afternoon tea, funerals, corporate events, Christmas packages and live music are also regular events at this illustrious hotel. There is a huge capacity to develop an events business.
The current owners do not currently offer lunches in the winter. Expanding the range of meal service times is something that could be optimised allowing an increase in turnover and profitability.
Philipburn House hotel has its own web page at https://philipburnhousehotel.co.uk/, which allows bookings to be taken via bloom by freetobook. Being part of the Best Western Hotel Group, there is also a dedicated and detailed web page on the Best Western Hotel and Resort web site. The business also utilises a range of web-marketing platforms, such as Tripadvisor with a rating of 4.5 stars and a google rating of 4.6 stars, both based on over 250 reviews and Booking.com with a rating of 8.5
Location
Selkirk is a delightful bustling market town in the heart of the beautiful Borders. This picturesque market town has a population of 4,540 (2022), is situated on the banks of the Ettrick Water. Selkirk is located 8 miles from the Galashiels, the largest town in the area.
There is a good range of local amenities, with several hotels, pubs, independent coffee shops, butchers and bakers. The town also benefits from a supermarket and monthly farmers’ market. Selkirk offers excellent leisure facilities which include a nine-hole golf course, swimming pool and fitness centre. Local tourist attractions include Bowhill House and Country Park, Halliwell’s House, The Haining Arts and Crafts Centre and nearby St. Mary’s Loch. For the sporting enthusiast there is extensive fishing on the Rivers Ettrick, Yarrow and Tweed as well as golf, hill walking and a selection of field sports.
Schooling is easily accessible with nursery schools, three primary schools, and secondary schooling available at Selkirk High. It is also worth noting that reputable St Mary’s Preparatory School is situated in the nearby town of Melrose. The town is well located with easy access to Edinburgh via the A7 and A68 and is within easy reach of rail connections at the nearby stations at Galashiels and Tweedbank. The area also has good road and bus connections to all central Borders towns.
Centre Parcs has recently announced the construction of a new holiday park between Selkirk and Hawick and it is anticipated that this will bring substantial additional business to the hotel during the construction period.Accommodation
The Property
This stunning property which was originally a large manor house on the Philiphaugh Estate and known for the famous Battle of Philiphaugh in 1645, was built in 1751. The main house is finished is white painted rough cast with a slate roof over. Over the years the main building has been sensitively extended and adjusted to form the current arrangement. The hotel comprises 12 letting rooms with a further 8 rooms in other parts of the site known as the garden rooms. The property is delightfully spacious with accommodation being laid out across three floors.
The property offers many original features which adds to the charm of this impressive hotel which is accessed by a drive through a delightful mature woodland setting. Private parking is available at the side of the hotel and electric vehicle charging stations are also available.
The main entrance takes the guests into the reception area. This area is also open to a welcoming lounge area with open fire and is laid to table and chairs. The lounge is a flexible space and can be used to host morning coffee and local club social meetings. Behind the reception, toilets are presented to an excellent standard.
Owners Accommodation
The owners’ accommodation is located on the two floors adjacent to the garden rooms in a separately accessed block. This was a single two storey house but was converted to two flats by previous owners. Planning permission has now been obtained to convert it back to a two storey house. Each flat comprises a kitchen, well finished lounge, bathroom and two bedrooms. Should the new owners wish to implement the conversion this could be achieved by reinstating a staircase. The accommodation also benefits from a significantly sized private garden area with greenhouse
The owners also have access to a double garage located adjacent to the front door of their accommodation.
Terms
Reason For Sale
It is the owners’ desire to retire from hospitality at this level that brings this exciting opportunity to the market.
Rates / Council Tax
The hotel has a rateable value £30,000 as at April 2023, property refence number 2022/80001. There are 3 domestic properties on site; staff accommodation which has a council tax band of ‘A’, reference number 2022/81705, lower owner’s accommodation which has a council tax band of ‘A’, reference number 2022/81723 and upper owner’s (used for staff) accommodation which has a council tax band of ‘A’, reference number 2022/81735. Application has been made to re-incorporate the staff accommodation as part of the hotel.
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 hotel has main power, mains gas, main water and drainage. The internet connection is excellent, a Gbit leased line serving the property wide area WiFi network recently modernised to handle the increase speed
Property Quote Price(s)
| Description | Sale type | Guide price | Price type |
| The Philipburn Hotel |
For Sale Freehold
|
£1,300,000.00
| NA |
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