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Achnacarry Guest House 3 Pitcullen Crescent, Perth, PH2 7HT

Retail for sale

Total price

Charming guest house with 5 letting bedrooms and elegant public rooms plus modern owners accommodation near the centre of Perth.

• Excellent quality, semi-detached guest house close to the centre of Perth, 'the Gateway to the Highlands'.

• Easy-to-operate business with the potential to generate strong turnover from year-round trade.

• Outstanding 'home and income' lifestyle opportunity within a truly immaculate property.

• Superb trading location with 5 quality (4 en-suite) letting rooms with spacious and elegant public rooms.

• Highly attractive two bedroom owner's accommodation plus easy to maintain private garden with off-road parking.


Achnacarry Guest House is an attractive and substantial semi-detached villa enjoying an excellent trading location close to Perth City centre. This late-Victorian property is set on the popular A94 which is close to Scone Palace and the Perth Racecourse. The business setting affords excellent accessibility to facilities and amenities in the City centre which is just a 10-minute walk. This property has been extensively upgraded by the vendors and must be viewed to fully appreciate its desirability.

The owners operated on a restricted bed and breakfast basis only with Achnacarry Guest House offering a traditional Highland welcome to their guests. The business has five comfortable and stylish letting bedrooms, four of which are en-suite. In addition, Achnacarry boasts an attractive dining room, highly attractive owners accommodation and a private garden with off road parking.

Presented in excellent condition, the business is reflective of its Victorian origins showing off some charming features which include intricate cornicing, ceiling rose, stunning staircase, high skirting boards and picture rails which combine to form a highly desirable 'home and income' lifestyle opportunity. The 2 bedroom owner's accommodation is presented to an extremely high standard. This is a truly attractive life style home and business opportunity. The quality of this property is such that new owners could immediately commence trading as the property is in walk-in condition.


The current owners previously traded under the VAT threshold allowing for a sound degree of profitability. The vendor's recently decided to cease their business operation due to other work commitments. Income was generated from a wide clientele which includes golf tourism, (the Achnacarry is within short distance of famous courses such as St Andrew, Gleneagles and Carnoustie), business travel and of course general tourism which is the prime driver of clientele.

The vendors benefited from many repeat customers which is a testament to the high quality accommodation on offer. The business achieved consistently high reviews online, a commendable 4.5 star status on TripAdvisor and a fantastic 9.1 on Booking.com.

The business has a website which the new owners can accept bookings through, however the previous owners had utilised a number of portal websites including Expedia and Booking.com. This model could easily be implemented by new owners, if desired.


Achnacarry Guest House is ideally situated to take advantage of Perth City centre, only a short walk away, highly convenient for guests wishing to take advantage of nearby shops, restaurants etc. The City of Perth is located on the banks of the River Tay and has a population of circa 50,000. Due to its location the City is often referred to as the 'Gateway to the Highlands'. Perth is well provided for in terms of social, welfare and general services. The City has a long and established history and the presence of Scone Palace, home of the Stone of Destiny where the King of Scots was crowned, enhanced the early importance of the town. Today, the Palace draws in a large number of visitors. There are many other places of interest in the region such as castles, distilleries, golf courses, however, many visitors just come to enjoy the beautiful countryside and undertake hill walking.

For those interested in field sports and fishing rural Perthshire offers unparalleled experiences; the River Tay has some outstanding salmon fishing. The Tay is also a popular venue for adventurous water sports with the many Lochs in the region providing an outlet for a wide range of activities. The City of Perth is a vibrant centre of tourism and commerce presenting many opportunities for establishing a hospitality business. Perth is also ideally situated for visitors to use it as a base to visit the wide range of local attractions in Blairgowrie, Crieff and Pitlochry but still within easy reach of the main cities of Glasgow, Edinburgh, Aberdeen, Dundee and Stirling.


The present owners bought Achnacarry Guest House in March 2014 and have enjoyed operating and renovating this fine business. It is their desire to retire from the hospitality sector that brings this desirable family home and business to the market.


Achnacarry Guest House is an attractive semi-detached villa, of stone construction under a slate roof. This late Victorian building has accommodation laid out over 2 floors and has been extensively renovated by the vendors. The property is presented in excellent order throughout and is classed as being in truly walk-in condition.


Entry to the property is via a wooden outer door leading to a recently upgraded vestibule area with stunning stained-glass inner door. The main reception hallway benefits from Victorian charm and is presented in excellent order.

On the left-hand side as you enter the property is the resident's dining area which is elegantly furnished with a large bay window allowing copious amounts of natural sunlight to fill the area. The expansive dining area can comfortably seat ten guests with a feature fire place. The upper landing has fitted furniture and an attractive original Victorian skylight.


The Achnacarry has 5 spacious letting bedrooms, comprising of one bedroom on the ground floor and four on the first floor. Four of the bedrooms have attractive en-suite facilities. All rooms are tastefully furnished and provide modern flat screen televisions with Freeview, hospitality trays and hairdryers. All rooms have excellent storage. There is a high level of comfort and provision in the letting rooms, with generous space for seating areas. The guest house can accommodate a maximum of 10 guests. The in-room facilities show the vendors attention to detail and desire to provide a comfortable stay for their guests.

The ground floor bedroom is set to a family room layout and suitable for less able guests. From the hallway the stairs lead to the remaining 3 en-suite letting bedrooms. The letting bedrooms are set up in such a way that they afford flexible letting options thereby enhancing utilisation.

The rooms are configured to:

Room 1 - Family Room (double and single) with large en-suite shower

Room 2 - Twin Room with en-suite shower room

Room 3 - Double with en-suite shower room

Room 4 - Super-king with en-suite shower room

Room 5 - Single room with fitted wash hand basin


The owner's accommodation within the property is a most attractive feature of the sale. Located on the ground floor, consisting of a bright and airy lounge, and two spacious bedrooms, with one currently being used as a sitting room.

The business benefits from a modern well-appointed kitchen with floor and wall mounted units. Adjacent to the kitchen is a laundry/utility room which leads to the rear patio and garden area. Private access to the owners' accommodation can be gained via the rear garden through the utility room. The master bedroom has excellent glass-fronted fitted wardrobes.

Achnacarry is conveniently set up for an ergonomic business operation, with ample storage throughout.


Access to the property is via a tarmac drive with parking to the front for 5 cars. To the rear of the property is an attractive and easy to maintain garden with a seating area. The gardens laid mainly to grass with slabbed patio area, landscaped and with gravel chipping, complete with private washing line and a garden shed.


The subjects benefit from mains electricity, gas, water and drainage. With gas-fired central heating and double glazing throughout. The business has fire extinguishing equipment and a zoned fire alarm system. The property has Wi-Fi throughout.

Listed Features

  • Double Glazing
  • Restaurant
  • Reception
  • Storage
  • Parking
  • Refurbished
  • Outdoor Space
  • Period Design
  • Lounge Area
  • Showers
  • Kitchen
  • Wi-Fi Network
  • Multiple floors
  • Alarm System
  • Heating
  • Modern Design
Target price
Target size
Chosen features
Property Marketed By
ASG Commercial Ltd