The Auld Kirk, 31 Braemar Road, Ballater, Aberdeenshire

Property Details: • Type: N/A • Tenure: N/A • Floor Area: N/A

Key Features: • Award-winning guest house • Seven en-suite rooms • Historic church conversion • Prime Ballater location • High occupancy rates • Potential for expansion • Guest-only stylish bar • Private owners’ accommodation

Location: • Nearest Station: N/A • Distance to Station: N/A

Agent Information: • Address: 62 High Street, Elgin, IV30 1BU

Full Description: The Auld Kirk on Braemar Road, Ballater, is a remarkable early Victorian former church, now a multi-award-winning guest house. Rated AA 4 Star Gold and VisitScotland 4 Star, this boutique B&B seamlessly blends historic character with modern luxury, offering seven stylish en-suite rooms—comprising king, double, twin, and family options. With original stained glass windows and striking period features, the property offers guests a unique and memorable stay. Ideally positioned in the centre of Royal Deeside within the Cairngorms National Park, it provides easy access to outstanding scenery, outdoor activities, and local heritage. Currently enjoying over 90% occupancy in peak season, The Auld Kirk is a proven, high-performing business opportunity with a strong base of repeat guests and first-class on-site facilities.

Location

Set in the heart of picturesque Ballater, The Auld Kirk enjoys a prime spot on Braemar Road, within the acclaimed Cairngorms National Park—perfect for exploring Royal Deeside. Residents and guests benefit from a fantastic selection of cafés, restaurants, independent shops, and Ballater Golf Club all within walking distance. The property is conveniently close to local primary and secondary schools, ideal for families. Excellent public transport links provide easy access to Aberdeen and Braemar, while the A93 offers direct road routes for commuters and visitors. A year-round tourism hotspot, Ballater is close to popular attractions including Balmoral Castle, exceptional walking and cycling trails, and numerous scenic lookouts—driving strong guest demand and offering a rewarding lifestyle for new owners. Business Opportunity

The Auld Kirk is a highly acclaimed boutique B&B, renowned for its distinctive setting in a beautifully converted church. Awarded AA 4 Star Gold and named AA Bed & Breakfast of the Year 2024 (Scotland), it attracts discerning travellers looking for something extra special. There are seven appealing en-suite guest rooms on the first floor—each with contemporary shower rooms (one with a bath) and a choice of layouts. Room rates range from £160 to £190 per night, highlighting the premium quality. The property is fully licensed and features a guest-only bar, inviting lounge and breakfast room, and outdoor seating areas. Operated hands-on by the current owners, supported by part-time staff, the business is well established with a first-class reputation—including historic success as a bistro and coffee shop. Potential exists to reintroduce these elements and broaden revenue. Strong occupancy, loyal clientele, and further development options make this an outstanding, turnkey investment in Scotland’s thriving hospitality sector.

Property Details

Constructed from local granite, The Auld Kirk is an outstanding example of early Victorian Scottish Free Church design, lovingly converted and meticulously maintained. Eye-catching features include original stained glass windows, a grand stone façade, and soaring internal ceilings. Upstairs, seven individually styled bedrooms each offer modern en-suite facilities. The ground floor retains much of the former kirk’s grandeur, complemented by comfortable communal areas and practical service spaces. Reliable utilities, efficient heating, guest Wi-Fi, and recent upgrades ensure excellent standards throughout. The building’s flexible layout offers scope for future reconfiguration or expansion (subject to consents), while the historical integrity remains beautifully preserved.

The owners’ private accommodation comprises a double bedroom with en-suite, separate kitchen, and a generously proportioned lounge with a private entrance. Planning consents have previously been awarded for conversion of the attic and the potential to create up to eight apartments, offering additional future flexibility.

External Features

Set within a plot of approximately 0.2 acres, the property enjoys attractive grounds with established shrubs, mature trees, and well-kept planting. The gravelled front approach and Braemar Road boundary are enhanced by picnic benches—ideal for attracting passing trade. A south-facing paved courtyard with bistro seating is accessible from the guest lounge and kitchen, perfect for alfresco dining. To the rear, there is private parking for owners and an enclosed garden—offering added privacy and versatility for both business and personal use.