15 Bedroom Other

The Airlie Arms Hotel is an award-winning, traditional gastro pub and hotel, proudly positioned in the heart of Kirriemuir, a picturesque town in Angus, Scotland. Renowned for its excellent reputation and outstanding reviews, this family-run property offers 15 beautifully appointed en-suite letting rooms, a 60-cover dining area, and a popular beer garden. The hotel has been fully refurbished from its former days as a rundown coaching inn, now boasting a stylish bar, modern commercial kitchen, and a range of ancillary facilities. With consistently high occupancy levels and a diverse clientele, the Airlie Arms presents a compelling hospitality business opportunity.

Location

Situated in a charming historic town celebrated for its scenic beauty and rich heritage-including links to Sir J.M. Barrie, author of Peter Pan-the hotel is surrounded by attractions such as the J.M. Barrie Birthplace Museum and Camera Obscura. Kirriemuir offers excellent local amenities, including shops, schools, and recreational facilities, and is within easy reach of major Scottish cities-approximately 80 miles from Edinburgh and 70 miles from Glasgow.

Business Profile

The Airlie Arms is a thriving, year-round business with a well-balanced income stream: 43% food sales, 29% wet sales (bar), and 28% accommodation. The property features 60 indoor seats and an expansive 84-seat beer garden, ideal for alfresco dining. The hotel’s accommodation remains in strong demand, achieving 70% occupancy in the 2023/24 season, even with some rooms undergoing refurbishment. The target market includes walkers, cyclists, skiers, shooters, local workers, and leisure visitors, all drawn by the hotel’s welcoming atmosphere and competitive rates. Room rates range from £85 to £140 for bed and breakfast.

The business is managed hands-on by the owners, supported by a dedicated team of 8 full-time and 20–30 part-time staff (with additional seasonal hires). A robust marketing strategy, including social media, local press, and event advertising, ensures a steady flow of patrons.

Property Description

The Grade B Listed property has been fully refurbished, blending period charm with modern comfort. The main entrance leads to a welcoming reception, with a stylish bar and dining room to the left. The interiors feature freestanding tables, a cosy snug for private dining, a contemporary bar, and ample service areas. A separate entrance from the outdoor square leads directly to the bar, with additional outdoor seating. The rear provides access to a delightful courtyard and beer garden.

The first floor forms a U-shape around the courtyard, housing 7 immaculately presented en-suite letting rooms, an owner’s one-bedroom flat, a private dining/breakfast room, a modern commercial kitchen, and ancillary facilities. Three additional letting rooms are located on the second floor, with a further five accessed via the courtyard, totalling 15 letting rooms. The property also includes a substantial beer cellar, service areas, and ample storage.

Exterior & Parking

The hotel’s classic white and black façade is complemented by a charming courtyard and popular beer gardens at both the front and rear. While there is no private parking, guests enjoy easy access to ample free parking in the town and a nearby car park.

Summary

Offered at £945,000 the Airlie Arms Hotel is a rare opportunity to acquire a prestigious, award-winning hospitality business in a sought-after location, with strong trading history and significant potential for continued success.