10-bedroom house · PH16 5HG
For saleListed 84 days
Opportunity summary
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About
Established, Boutique Style 10-Bedroom Period Guest House Recently Renovated & Upgraded to a High Standard Situated in Picturesque town of Pitlochry; a Tourist Destination Car Parking, Decking Area & Garden with Beautiful Views Substantial 3 Bedroom Owners' Accommodation Scope to Further Develop the Business & Increase Turnover Graham + Sibbald are delighted to bring to the market, Carra Beag Guest House, Pitlochry, for sale.
Carra Beag is a 10-bedroom boutique guest house located on Toberargan Road; a central but quiet street overlooking Pitlochry town centre with picturesque mountain views.
The guest house has been refurbished to a high-quality and includes breakfast room, guest lounge, outdoor amenities, including electric car charging points, and substantial owners accommodation within a fantastic period property.
The Guest House, for sale, is located in Pitlochry in Highland Perthshire, "the heart of Scotland", and is one of Scotland's most beautiful and vibrant places to visit, welcoming tourist trade year-round.
Primarily a holiday destination, Pitlochry and its surrounding locality offers its visitors a variety of exciting activities such as nature trails for the walkers and cyclists, wonderful golf courses, fishing, and water sports.
The sellers have owned and operated the Guest House, for sale, for almost 3 years and within that short time, their impact on the business and property is easily seen.
Having now established Carra Beag as a boutique style guest house, the sellers have decided it is time to move onto new prospects offering a purchaser an exciting opportunity to acquire an impressive period property.
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
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Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
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FAQ
About Carra Beag Guest House, 16 , Toberargan Road, Pitlochry, PH16 5HG
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