4 Star Bed & Breakfast business located within the Perthshire town of Blairgowrie.

Blairgowrie, Perthshire and Kinross



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Advert ID



rosebb51 / Rightbiz
Freehold: £625,000
Annual Net Profit: Available upon request

4 Star Bed & Breakfast business located within the Perthshire town of Blairgowrie. Fully refurbished period property housed in mature gardens & grounds. Highly flexible 9-bedroom property catering for 13 guests. Tastefully upgraded property, new roof fitted & Biomass heating system installed. Steady income figures enjoyed year on year with healthy profits. Private accommodation boasts 3 bedrooms, kitchen & bathroom. Option to operate as a self- catering business.

The most handsome 4 star Rosebank House, set back from Balmoral Road and surrounded by mature gardens & grounds, is an impressive B&B operation that is located within the Perthshire town of Blairgowrie. The owner operated business which benefits from having been comprehensively upgraded and improved over recent years, offers 6 en-suite bedrooms & can cater for 13 house guests. Originally built as a church manse back in 1836, the sizable period property is located on Balmoral Road and only a short 5-minute walk north from the centre of town. From the moment that you arrive at the impressive Rosebank House, you cannot fail to be impressed by the quality of the property and operation as a whole.

Nestling within beautiful private gardens and grounds, the substantial period property boasts an enviable trading location within the town. Surrounded by stunning countryside, Blairgowrie is the perfect spot for guests to base themselves when touring Scotland. With the A9 motorway under 14 miles away and towns such as Dunkeld, Pitlochry and the city of Perth all nearby, Rosebank House offers easy access to a wealth of interesting places for guests and owners to visit. Places of interest such as castles, palaces, Royal Deeside and Braemar are all close by. The property also sits close to the start (and finish) of the one of Scotland’s Great Trails; the Cateran Trail is a fully waymarked, 64-mile / 103 km circuitous route through Perthshire and the Angus glens. The Highlands offer a plethora of activities including sports, golfing, hiking, mountain biking, climbing, fishing, shooting, canoeing plus many more activities to choose from.

Just a short drive south of Blairgowrie is the city of Perth which has a population of over 44,000 & offers a wide array of attractions and facilities including pubs, restaurants, a newly completed concert hall theatre, the Bell’s Leisure Centre plus good quality high street shopping. Perth remains a key transport hub for journeys by road and rail throughout Scotland and is often referred to as the gateway to the highlands. With the excellent transport links north to Inverness & the highlands, south to Scotland’s two largest cities & north east to the cities of Dundee & Aberdeen.

Back in 2014 when our clients took over the business, Rosebank House had long been established as a traditional B&B. However, with the market moving on and guests becoming more & more discerning, sadly the property was not keeping up with the modern traveller and was in great need of modernisation and improvement throughout both the house and grounds. On taking ownership of Rosebank House, our clients had a clear idea of what they wanted to achieve and had the foresight to invest in a state of the art Biomass boiler & heating system. Coming in at a cost in the region of £50,000 to supply & install, the eco-friendly system which burns wood pellets allows for the owners of the house to enjoy eco-friendly heating plus the benefit of 20 year RHI Biomass payments from the government, 12 years of which are left to run as of 2021. The income from the system typically amounts to around £3,000 per an-num.

While tastefully upgrading and making key alterations to the property plus fitting a new roof to the house, the vendors of Rosebank House have also clearly been sympathetic to the period of the house and have paid great attention not only to improve the overall look and feel of the property, but also by enhancing many of the fine period features that are found throughout Rosebank House.

Furnished to a beautiful standard and oozing charm & style, Rosebank House which until recently only operated as a traditional B&B, now has the option to trade as a self-catering operation.

Benefitting from a recently installed self-catering kitchen which is housed in the former guest lounge, the house is often rented by guests from throughout the UK and overseas for special occasions and house parties throughout the year. Due to the flexible layout of the property, the house is in the unique position that it can easily offer traditional B&B service to guests or self-catering. Uniquely, the house would allow for new owners to operate as either as a B&B or self-catering unit at various stages throughout the season, if preferred.

Unlike other self- catering houses in the area and due to the clever layout & flexibility of the house, future operators of the business could potentially offer long weekends as self-catering while allowing to further increase income levels by offering the more traditional B&B operation mid-week.

An added attraction of self-catering businesses, is often that the style of operation allows for a less hands on approach compared to a more traditional B&B business. By the nature of the trade, owners of similar businesses are often afforded more free time than would be the case with a typical B&B operation.

With great care and attention paid to the upgrading of the property and grounds along with the streamlining of the operational side of the business, the vendors of Rosebank House have set firm foundations for a new owner to reap the benefits of the sizable investment made by our clients over many happy years of ownership of the property.


The business is now being offered for sale due to our clients wish to retire.

Dating back to 1836 the detached former manse which is housed over ground and upper floor consists of the following: reception hallway, self-catering kitchen, breakfast room with cosy sitting room off with log burner & 6 en-suite letting bedrooms. The property provides service areas such as a second large dining kitchen, laundry & linen store. Various storage areas are found throughout the house.

Services: Biomass central heating system which is housed one of the outbuildings. Mains electricity, water and drainage. Externally the house offers large well maintained mature gardens to the front, side and rear of the house. Car parking and external storage area are found to one side of the house.

New owners could consider, subject to the usual consents, the installation of a self-catering Roundhouse building.

Private accommodation: A terrific benefit to the house is the private owner’s accommodation which is found on the ground and basement level of the house. The accommodation consists of a private lounge, dining kitchen, 3 double bedrooms, (two currently used as storage and bathroom which is found on the ground floor).

New owners would have the option of potentially utilizing one of the additional private bedrooms and converting to a large private bathroom.


With all letting bedrooms found on the first floor, Rosebank House offers 6 (could potentially be 7) letting rooms which all benefit from being tastefully upgraded in recent years. Each of the pleasant bedrooms has its own en-suite shower room and toilet.

Three of the bedrooms have king size beds with two offering doubles and one as a twin with double and single beds. All bedrooms offer Iron, additional blankets, Wi-Fi Internet, Hairdryer, High quality bedding, Freeview TV, Wardrobe, USB plugs, Blackout curtains/blinds plus complimentary tea and coffee making facilities.


Key Features
  • Home Based
  • Prime Location
  • Fully Fitted
  • Close to Local Amenities
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Advert Reference:
rosebb51 / Rightbiz
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