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Well Established Guest House Prime Edinburgh Location. For Sale

Edinburgh, Edinburgh City
Asking Price:
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Available on request

Hilton Smythe are delighted to welcome to the market this stunning, well-established guest house business with an enviable reputation.

Swanlake Guest House has been trading for many years. Under the ownership of our clients for over 15 years only now is being offered for sale due to our client’s desire to retire from the industry.

The business has an excellent reputation with a 3 star guest rating. The owner's provides their guests with a high-quality service, excellent accommodation and delicious breakfast cuisine, which has resulted in a loyal client base, with a lot of repeat trade and word of mouth referrals all resulting with some superb Trip Advisor & Google reviews.

The business attracts bookings from all four corners of the globe with many of these being repeat visitors and is popular with tourists, golf & wedding parties, walkers, business people, one off weekend breaks and contractors.

The guest house is one of the largest in the area and so can also accommodate the “overflow” bookings when required from other B&B’s located close by.

• Over the last few years the guest house itself has undergone a programme of refurbishment and can now be found in outstanding condition throughout.
• The turnover is generated by offering 9 guest rooms, 6 of which have en-suite facilities with 3 having shared bathrooms.
• Breakfast is served in the spacious and sunny dining room by our clients and uses only the best quality ingredients and locally sourced produce where possible
• There is scope to further increase turn over with the introduction of further online partner booking sites, & perhaps national press marketing to attract & grow the weekend break experience along with the introduction of a dedicated website to promote the business & for guests to book rooms
• This is an excellent opportunity for a new owner to take this already thriving and exciting business to the next level.

Viewing is highly recommended to fully appreciate this very well run & immaculate business.

Swanlake Guest House is situated on Ferry Road, within Scotland’s capital city of Edinburgh, close to the affluent residential area of Trinity, and lying some 2 miles northwest of the city centre.

The guest house benefits from being within easy reach of the city’s main business and financial areas. The general area is well serviced in terms of public transport links making for easy access to all other parts of the city.

The local area is exceptionally well served with a selection of local and independent retailers along with some fine Michelin star restaurants, artisan cafes and a selection of bistros.

The guest house is also within walking distance to Ocean terminal which provides fantastic retail facilities along with a multiplex cinema.

Edinburgh is the capital city of Scotland, it is the second most populous city in Scotland and the seventh most populous in the United Kingdom. Edinburgh has a population of circa 487,500 and lies at the heart of a larger urban zone with a population of 778,000. The city has long been known as a centre of education with 4 universities within proximity to the business.

The city's historical and cultural attractions have made it the second most popular tourist destination in the United Kingdom after London, attracting over one million overseas visitors each year.

Historic sites in Edinburgh include Edinburgh Castle, Holyrood Palace, the churches of St. Giles, Greyfriars and the Canongate, and the extensive Georgian New Town, built in the 18th century.


Swanlake Guest House is located in a substantial, beautifully presented mid terraced Victorian period property set over 3 floors, that has been tastefully extended to the rear and refurbished to a high standard whilst retaining many of the attractive period features, with the guest rooms, en-suites, and bathrooms finished to a high standard.

The Accommodation comprises,

• Large, bright welcoming hallway
• Ornate wooden staircase,
• Feature landing window,
Owner’s accommodation can be found on the ground floor to the rear and comprises,

• Double bedroom
• En suite,
• Lounge area with access to the garden and a kitchen,

Located to the front of the property is the bright & spacious guest breakfast room.
One double guest room with en suite can also be found on the ground floor.

Upper Level

8 further beautifully presented rooms spread over two levels, 5 of which are en-suite with 3 sharing private facilities all of which are tastefully finished.

The property further benefits from having a fully enclosed rear garden with patio area, off street parking to the front for 2 cars along with gas central heating and fire alarm system.

We are advised that tenure is offered on a Freehold Basis

The business currently operates 6 months of the year

The business is run & managed by our clients.

Financial Profile
The business reported a turnover (2017) of £83,000

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