• Prestigious boutique style bed and breakfast with stunning views, set in one
of Scotlands main tourist destinations.
• Strong operating business benefiting from numerous tourism accolades
including a 4 - star Gold Award from the Scottish Tourist Board.
• Strongly profitable operation offering a “home and income” lifestyle
opportunity with great business potential.
• Accommodation in main house and separate annex offers 14 superior en - suite
individual letting bedrooms and two - bedroom staff accommodation.
• Set within attractive and mature walled gardens with guest parking and
alfresco seating.
**Description**
Craigatin House & Courtyard is a delightful traditional Victorian country
house dating from early 1800 with an established history. It is said that the
property was owned by a doctor, who was physician to Queen Victoria when she
was in Scotland. The original character of the property has been retained
throughout. In 2004 a sensitively designed modern extension with slate roof
and timber cladding was added to accommodate a beautiful garden room. This
space is used as the breakfast room and has soft seating set around a wood
burning stove. The main house offers seven beautifully appointed ensuite
bedrooms with a separate annex (“The Courtyard”) in the grounds offering a
further seven ensuite bedrooms.
The property respects its Victorian origins beautifully whilst providing a
modern business platform for anyone wishing to own a prestigious trading
operation in Perthshire. It is located in Pitlochry, set in the heart of
Scotland, which enjoys a thriving tourism trade. The Craigatin House and
Courtyard trades as a bed and breakfast each room having been individually
designed to an exceptional standard.
Set back from Atholl Road, the main road through Pitlochry, the Craigatin
House & Courtyard is situated within easy walking distance to the North West
of Pitlochry town centre. The property has a stunning aspect with panoramic
views towards hills of Meall a Charra, Creag a Choire and beyond, also taking
in the Tay Forest Park. It is very well located on a busy tourist route
between the centre of Scotland and the Highlands.
The bed and breakfast trades 14 superior en - suite letting bedrooms with a
4 - Star Gold award from the Scottish Tourist Board. The property includes
excellent service areas. These features coupled with the private 2 - bedroom
owners / staff accommodation make this a strong trading proposition and home.
**Reason for sale**
The present owners purchased Craigatin House & Courtyard in 2019 and have
enjoyed operating this impressive and rewarding business. However, it is their
desire to retire from the hospitality sector which brings this exquisite
business and home to the market.
**Trading aspects**
The current owners of the Craigatin House & Courtyard are hands on operators,
dealing with the practicalities of breakfast and room services. The business
operates with minimal additional staffing, utilising two full time and one
part time staff members throughout the trading period. The Craigatin House &
Courtyard, by choice of the owners, currently operates from the 1st of
February until the 31st of October reopening for December (including a short
break period over New Year) but is closed over Christmas. The existing
business model does not include the provision of evening meals, lunches or
afternoon tea; thus, presenting new owners with a sound prospect of increasing
the food trade.
The accommodation led business trades successfully maintaining a strong level
of turnover and high profitability. Income is generated by the 14 exceptional
en - suite letting bedrooms. Trading as an independent bed and breakfast, the
proprietors ensure that the standard of accommodation and level of service is
maintained at an exceptional level, reflected by the reviews and awards being
received by the business. There is considerable potential for new owners to
expand the trading aspects by focussing on greater food provision and offering
a broader range of meal service times. There may also be capacity to take more
advantage of the winter trade. These opportunities would give new owners the
ability to increase turnover and generate even greater profit levels.
The Craigatin House & Courtyard has a well - established and credible
reputation, being a popular destination venue benefiting from a high level of
repeat trade and being highly commended on numerous visitor review websites.
The business has an active modern website with an automatic booking service.
In addition, the business has a good social media presence and utilises a
number of portal on - line booking websites.
The bed and breakfast clientele derives from the many tourists and business
people who visit Pitlochry and the surrounding areas. The location and stature
of the bed and breakfast is such that it is easy to locate for those who have
booked via the internet or for the casual passer - by. The vast majority of room
occupancy is booked in advance and forward bookings are always at a high
level.
**Awards**
Over the years Craigatin House & Courtyard have developed a great reputation
for quality which has resulted in numerous awards. These include a 4 - star Gold
Award from the Scottish Tourist Board, VisitScotland, Trip Advisor Certificate
of Excellence, Scottish Rural Awards and Scottish Hotels Awards to name but a
few.
**Location**
Pitlochry is set in the heart of rural Perthshire and remains one of Scotlands
most popular holiday destinations catering year - round for visitors. The region
is world - renowned for its access to outdoor activities, from hill walking to
suit all capabilities, mountain bike trails, white water rafting and kayaking
to name but a few. 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 the enjoyment of stunning scenery is the
penchant for the visitor, Pitlochry is a superb location from which to base an
all - encompassing holiday.
The town itself is a thriving community benefiting from a host of retail
outlets and recreational/tourist attractions. Pitlochry Festival Theatre
offers a varied and exciting variety of events year - round drawing in many
visitors to the area. Events like the Etape Caledonia in Pitlochry, and the
Atholl Highlanders event swells visitor numbers in the spring, and the hugely
popular Enchanted Forest brings in 80, 000 visitors over the autumn period. The
summer months see the Blair Castle International Horse Trials, bringing in
some 30, 000 people a day over this 4 - day event, and The Highland Games in
Braemar and Pitlochry also attracts visitors to the town. Winter activity
remains buoyant and the New Years Day Street party brings thousands of
visitors over the Hogmanay period. Indeed, Pitlochry is a focal point for many
activities which can be reviewed at . 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. There are two distilleries within walking
distance of the business. Pitlochry has schooling from nursery right through
to 4th year of high school which is a short walk from Craigatin House &
Courtyard.
**The property**
Of traditional stone construction, the original aspects were built in the
early 1800s. Craigatin House is a substantial detached villa under a pitched
slate roof. In 2004 the property was renovated and extended. Throughout, the
business is deceptively spacious with accommodation being laid out across 3
floors. The property retains many of the original Victorian features which
adds to the charm of this impressive bed and breakfast. Within the grounds
there is a traditional stone construction 7 - bedroom annex (the Courtyard)
offering further excellent accommodation.
**Guest accommodation**
Craigatin House & Courtyard offers a distinction in quality and comfort. The
main entrance is situated to the front of the villa and leads into a charming
reception hallway. To the right hand side is the breakfast rooms, the newer
part being built in 2004. Following on into the hallway and to the right, is
the stair to the bedroom floors above. To the left is a corridor leading to
the kitchens and staff sleeping accommodation.
The breakfast room provides seating for over 30 covers. The breakfast room is
split into two areas, the original room within the main house and the 2004
extension. The extension is open to the underside of the pitched roof with a
fully glazed gable and views over the garden. In front of this window there is
a wood burning stove with some soft seating. The breakfast room has patio
doors which lead on to an external paved seating area affording an alfresco
breakfast option during the warm summer mornings.
**Letting bedrooms**
An impressive feature of this boutique bed and breakfast is the excellent
quality and individuality of the letting rooms which have been decorated to a
high standard and have been finished with some beautiful touches. The quality
en - suites provide modern facilities. All rooms are spacious and comfortable.
The rooms are well - appointed with charming fixtures and fittings of the
highest standard. In - room service is in keeping with the demands of the
modern - day holiday maker which include TV, hospitality trays, hairdryers and
toiletries. Rooms have controllable central heating and are configured as
follows:
**Main Building - 1st floor**
Room 3 - Super king bed with en - suite shower room.
Room 4 - Super king bed with en - suite shower room.
Room 5 - King bed with en - suite bath with shower over.
Room 6 - Super king bed with en - suite shower room.
Room 7 - King bed with en - suite shower room.
**Main Building - 2nd floor**
Room 8 - Super king bed with en - suite shower room.
Room 9 - King bed with en - suite shower room.
**Courtyard Rooms - ground floor**
Room 15 - Twin room with large 4ft. Beds easily accessible by wheelchair with
walk - in wet room.
Room 16 - Super king bed with en - suite shower room and separate toilet
Room 17 - Twin Room with large 4ft. Beds with en - suite shower room.
**Courtyard Rooms - 1st floor**
Room 10 - Super king room with en - suite shower room.
Room 11 - Craigatin Suite with super king bed, lounge & en - suite shower room.
Room 12 - Super king bed with en - suite shower room.
Room 14 - Super king bed with en - suite shower room.
All rooms have a hairdryer and a hospitality tray which includes bottled water
/ tea, coffee, fruit teas and handmade local biscuits and free Wi - Fi access.
**Owners / staff accommodation**
The owners accommodation within the bed and breakfast is situated to the left -
hand side and to the rear of the property at ground floor level. There is a
spacious and comfortable office, 2 double bedrooms one with shower and the
other with a bath with shower over.
**Service areas**
The business has a wide range of service and storage areas. The substantial
and attractive kitchen comes with a range of modern fitted units and an
extraction unit. The kitchen provides ample workspace and has plenty ancillary
areas and storage space. There is a separate fridge and freezer area as well
as a separate preparation and cleaning space. The food production facilities
allow ample capacity to meet the demands of the current food service offered
and could be utilised throughout the day for alternative uses if desired.
**Grounds**
With excellent signage, Craigatin House & Courtyard is a substantial property
benefiting from being set back from the road, creating private gardens. The
property sits in around 2 acres which is set to a mix of mature garden areas
with shrubs and trees and well - tended lawns. The property is surrounded by
stone walls and mature shrubs and trees. The stone wall provides significant
privacy to the lawn areas. There is an area of patio off the breakfast room
which affords a wonderful space to enjoy the splendour of the property's
surroundings. There is a covered seating area located close to the breakfast
room. The gardens and courtyard area are accessed under an original stone
arch.
The grounds around Craigatin House & Courtyard can accommodate parking for at
least 15 cars. Carefully placed within the grounds there are a number of sheds
housing gardening equipment. The vendors are in the process of developing a
vegetable patch and seating area behind the courtyard building for their own
use.
**Development potential**
The Craigatin House & Courtyard presently trades seasonally, through personal
preference, thus offering the opportunity for new owners to expand the trading
model, if so desired. The business also does not open for lunches and
afternoon teas, again affording a degree of further trading development.
**Services**
The property benefits from mains electricity, mains gas, mains water and
drainage. There is gas - fired central heating and hot water system. The
Craigatin House & Courtyard is in possession of current fire and environmental
health certificates. The property is double glazed. There is guest Wi - Fi
access available throughout.

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