No 45 Hotel 45 Braemar Rd 8 Room Hotel Ballater AB35 5RQ £895,000 (£111,875/Room)

Award-Winning Guest House in the Heart of Royal Deeside Boutique 12-bedroom Guest House on a prominent plot Seamlessly blends Scottish traditional features with modern commodities Highly profitable lifestyle business with room for growth Self-contained Owners accommodation
Set in the picturesque village of Ballater, at the eastern gateway to the Cairngorms National Park, No.45 is an exceptional Victorian granite property built in 1890. Nestled within an acre of mature grounds, including a charming south-facing walled garden, this remarkable home offers a rare blend of Highland tranquillity and modern hospitality.
The property retains many original period features - open fires, a striking pine staircase, and elegant architectural detail - while offering all the comforts today's guests expect. Inside, you'll find eight individually styled en-suite bedrooms in the main house, each combining Scottish character with contemporary amenities. Additional guest facilities include a residents' lounge, a drawing room, and a bright conservatory overlooking the gardens.
Beyond the main house, the estate includes:
Self-contained garden cabin - a bright and airy space offered as separate self-catering accommodation. Generous owners' accommodation - three double bedrooms, a large lounge/dining room with direct garden access, and a substantial floored attic with potential for storage or conversion into additional rooms.
No.45 has an illustrious past, originally named The Jungle in honour of Rudyard Kipling, a friend of the first owner, and in reference to the Jungle Book, published around the same time the house was built. In recent years, it has been lovingly restored by the current owners, earning a Four-Star Visit Scotland rating and the Aberdeen City & Shire "Best Bed and Breakfast" Award (2024).
The business boasts occupancy levels of over 90% during its current seven-month trading season, with scope to increase turnover by extending operations year-round. Given its flexible layout and history as a former hotel, there is significant potential to expand-whether by reinstating the restaurant and bar, adding more guest accommodation, or further developing the grounds.
Ballater's reputation as a vibrant tourist destination-thanks in part to its proximity to Balmoral Castle, the summer residence of the Royal Family-ensures a steady flow of visitors. No.45's exceptional reputation, loyal customer base, and enviable location make it a ready-to-run lifestyle business with a proven track record and exciting growth opportunities.
4 king bedrooms 4 superior bedrooms (can convert to twin rooms) 1 one bedroom self contained cabin
Three bedroom one with en-suite Large south facing living room
Mains drainage, electricity and water are all connected to the property. There is a zonal fire alarm system.
Not to Scale For Illustrative Purposes Only Approximate Gross Internal Area 238 SQM / 2570 SQFT. All measurements including doors and windows are approximate and should be independently verified.
Offers in the region of £895,000 are invited for the heritable (freehold interest) interest in the property, the trade fixtures, fittings, furnishings and equipment, together with the goodwill of the business, which is being sold complete as a going concern. Stock in trade will be sold at valuation on the date of entry.