23 Photo

23 Photo

Substantial 12-Bedroom Hotel in Pitlochry

Birchwood Hotel, East Moulin Road, Pitlochry, Perthshire, PH16 5DW, Highlands
£ 700,000 / Offers Over
Stunning 12-Bedroom Victorian Hotel set in around 2 acres, situated in ever-popular town of Pitlochry.


  • Rarely available, prestigious Victorian Highland country house hotel in an elevated position within a woodland setting.
  • Prominent trading location adjacent to and within easy walking distance of shops, restaurants and general facilities in the centre of Pitlochry.
  • Easy trading model providing a profitable, “home and income” lifestyle opportunity but with undoubted potential for new owners to take to the next level of operation.
  • 12 en-suite letting bedrooms and superb public rooms providing a flexibility of operation.
  • Includes spacious and separate owner’s accommodation plus attractive garden grounds of around 2 acres with private parking offering superlative views.

Birchwood Hotel is a traditional Victorian country house dating from 1875. This substantial property enjoys an excellent trading location on the edge of Pitlochry town centre which is only a few minutes’ walk away. The property’s elevated position means that it benefits from some attractive views and is set within a wooded area enjoying a secluded feel. Its ample grounds provide plenty of amenity space for both guests and owners to enjoy. This prestigious building has a great deal of character and charm, reflective of its Victorian origins whilst offering modern facilities and service provision to its clientele. This is truly a must-view property for anyone wishing to own a prestigious hotel and an excellent business opportunity.

The quality of this business is immediately appreciated upon entering the property. An original tiled entrance opens into a wood panelled reception area, via an arched doorway. Access from the spacious hallway leads to an imposing dining room with large windows and to a generous guest lounge with corner bar. There is one ground floor bedroom located here. A wide staircase leads to the 11 letting bedrooms, located on the first floor. The service areas, accessed from behind the reception desk incorporate a spacious kitchen and food preparation area plus excellent storage and laundry facilities.

An attractive feature of the sale is the flexible and spacious owner’s accommodation. The current owners utilise an area to the rear of the property, which has three bedrooms, bathroom, lounge and private access to the gardens.

It is this tremendous range of accommodation coupled with its south-facing aspect and location that makes Birchwood Hotel an exemplary business prospect and fantastic family home.

The present owners bought Birchwood in 1997 and have enjoyed a rewarding and successful lifestyle to date. It is their desire to retire that brings this substantial property and excellent family home to the market.

The main income stream is that generated by the 12 letting bedrooms with some supplementary income from evening meals, for residents only. The proprietors operate as a quality establishment providing a high level of service and facilities. The business maintains a restricted liquor license but this is considered a service provision rather than a strong income earning avenue. New owners could develop this side of the business. The owners take great pride in presenting their charming property to guests, ensuring they receive a particularly warm and friendly welcome. The vendors have over recent years maintained the business to a good level providing a walk-in business opportunity for new owners. Birchwood Hotel has established itself as a popular destination venue resulting in a constant stream of regular trade with many repeat visitors who have used the services of this attractive business over many years. The present operators have in recent years chosen to restrict their operation to suit their chosen lifestyle by trading in the main season only (May to October) and limiting food production service to guests only. The business currently trades over the VAT threshold but should new owners wish to maximise trade by increasing letting capacity, utilising portal websites and investing further in the business there is scope to generate a great deal more income. There are 12 letting bedrooms which drives trade from the many holiday makers and business people who visit Pitlochry and the surrounding areas. Tourism, a key driver of trade, includes the many visitors who play golf, fish, undertake walking and climbing holidays or partake in a more sedate excursion of the Highlands taking in the many sites and historical features. Other visitors include ornithologists and naturalists who find an abundance of wildlife to keep them busy for an extended stay. The location and stature of the building is such that it is easy to locate for those who have booked via the internet and for the casual passer-by seeking accommodation. The business is well-signposted and is supported by a modern website.

Pitlochry is set in the heart of rural Perthshire and remains one of Scotland’s most popular holiday destinations catering for year-round tourists and visitors. The region is world-renown for its access to outdoor activities, from hill walking and mountaineering to suit all capabilities, mountain biking trails, white water rafting and kayaking etc. Pitlochry is surrounded by spectacular scenery and is an ideal base for touring throughout the region to include Edinburgh, St Andrews, Loch Ness, Inverness, Braemar and Royal Deeside. Whether golf, castles, whisky trails, wildlife, fishing or just stunning scenery is the penchant for the visitor, Pitlochry is a superb base from where it is all accessible within a day trip. The town itself is a thriving community benefitting from a host of retail outlets and recreational/tourist destinations. Pitlochry Festival Theatre (PFT) offers a varied and exciting variety of events all year round drawing in many visitors to the area. Indeed, Pitlochry is a focal point for many activities which can be studied further at www.pitlochry.org. The town is served by a main line railway station providing easy access to Inverness to the north and Perth, Glasgow and Edinburgh to the south. Pitlochry has schooling from nursery right through to 4th year of high school.

Of traditional construction, built in 1875, Birchwood Hotel is a substantial detached villa, stone built under a pitched slate roof. The property is deceptively spacious with accommodation being laid out across two floors. The property benefits from many original Victorian features including cornicing and high skirting boards.

Entry to the property is into a smart vestibule which has the original Victorian floor tiling which then leads into a spacious and spectacular reception hallway. This spacious hallway has elegant dark-wood wall panelling, attractive reception counter and striking colours. Without doubt new visitors to the hotel could not but be impressed with the lavishness of their reception.

The bright and spacious lounge and bar to the left of the hallway provides a spacious and comfortable guest area and is set to soft furnishings. The lounge has many of the period features reflected throughout the property such as high skirting boards, cornicing, picture rails and ceiling roses. To the right is the dining room which is set to 21 covers and has an attractive fireplace, tall decorative windows and many original features.

In total the hotel has 12 letting bedrooms, 1 situated on the ground floor with the remaining 11 on the first floor, which are currently configured as:

First Floor
Bedroom 1 - Zip and Link Double / Twin plus further sofa bed en-suite with bathroom with shower over
Bedroom 2 - Double en-suite with shower room
Bedroom 3 - Zip and Link Double / Twin plus further sofa bed en-suite with shower room
Bedroom 4 - Single en-suite with shower room
Bedroom 5 - Zip and Link Double / Twin plus further sofa bed en-suite with shower room
Bedroom 6 - Double en-suite with shower room
Bedroom 7 - Zip and Link Double / Twin en-suite with bathroom with shower over
Bedroom 8 - Zip and Link Double / Twin en-suite plus sofa bed with bathroom and shower over
Bedroom 9 - Single en-suite with shower room
Bedroom 10 - Single en-suite with shower room
Bedroom 11 - Double en-suite with shower room

Ground Floor
Bedroom 12 - Double en-suite with large shower room

Each room is equipped with tea & coffee making facilities, television, some hairdryers etc. All rooms are presented to a very comfortable standard with good quality fixtures and fittings.

The commercial kitchen comes with a range of modern fitted units and an Aga cooker. The kitchen provides ample space for both business and personal use and affords ample storage. Located close to the kitchen is a further preparation and pot-wash room offering a great utility space. In addition to the excellent range of equipment these two rooms offer excellent storage facilities. There is a laundry to the rear of the hotel plus there is ample storage throughout. There is an office on the ground floor plus in the bell tower there is an additional office.

The main owner’s accommodation is situated on the ground floor to the rear of the property and comprise of a two bedrooms, dressing room/3rd bedroom, a family bathroom with shower over and a lounge with an open fire. The owner’s accommodation offers a pleasant living space and has a private entrance.

With excellent signage, Birchwood Hotel is a substantial property and benefits from a superb location. The property sits in 2 acres which is set to woodlands and attractive wild areas. There is ample car parking. The grounds also have a shed and garage.

Birchwood Hotel presently trades on a bed and breakfast basis and restricted evening meals service but enthusiastic new owners could also promote evening meals further if so desired.

The property benefits from mains electricity, water and drainage. Gas is used for cooking. Birchwood Hotel is fully compliant with extant fire regulations and environmental health requirements.

The business trades above the VAT threshold generating a sound profit level. There is genuine scope for new motivated owners to trade the business more fully improving on the current trading figures. Full accounting information will be made available to interested parties subsequent to viewing.

The business has been granted a premises licence in accordance with The Licensing Scotland Act 2005 and details of the Operating Plan will be made available after viewing.

The business benefits from 100% Small Business Bonus Scheme in 2017.

Property document:
Property document:


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