Land with planning at Priniehall Croftamie, Stirling

Exceptional Holiday Lodge Development Opportunity – Pirniehall Estate, Loch Lomond
Palace Auctions London proudly presents a landmark development and investment opportunity: the Pirniehall estate, a 15.5-acre (6.51-hectare) site with planning permission in principle for a luxury holiday lodge and residential scheme, set within the world-renowned Loch Lomond & The Trossachs National Park. With a guide price of just £40,000, this rare offering combines scale, planning flexibility, and unrivalled location—making it one of Scotland’s most compelling land sales for developers, investors, hospitality operators, and lifestyle buyers.
Property Overview
Pirniehall is a historically significant estate located near the village of Croftamie, Stirlingshire, just four miles from the eastern shore of Loch Lomond and approximately 30 minutes from Glasgow. Originally built in 1896 as a private mansion for Sir Alexander Murray, the estate later served as a residential school before closing in 1993. Today, Pirniehall stands as a substantial, fire-damaged but architecturally impressive mansion, surrounded by mature woodland, outbuildings, and sweeping grounds. The property is offered with vacant possession and is fully fenced for safety.
Planning Permission and Development Potential
The estate benefits from planning permission in principle for a transformative mixed-use scheme, governed by a Section 75 legal agreement with the National Park Authority. The approved masterplan includes:
Restoration and conversion of the main Pirniehall mansion into a grand private residence with ancillary leisure facilities, including a swimming pool, gymnasium, and outdoor games court.
Conversion of existing outbuildings into seven high-quality holiday apartments, blending heritage character with modern comfort.
Construction of eight new luxury holiday lodges within the estate’s grounds, designed to maximize privacy, views, and guest experience.
Detached garage with a self-contained flat above, ideal for staff, management, or additional guest accommodation.
Comprehensive infrastructure upgrades, including new road access, gateway structures, parking, and drainage systems.
The planning status provides flexibility for phased delivery, future expansion, or reconfiguration to suit evolving market trends and investor objectives. The Section 75 agreement ensures sensitive integration with the landscape, robust landscaping, and adherence to the National Park’s sustainability and design standards


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Location and Lifestyle
Pirniehall’s setting is truly exceptional—nestled in tranquil woodland just minutes from Loch Lomond’s iconic shoreline, with panoramic views and a sense of seclusion rarely found so close to major urban centres. The estate’s location within Loch Lomond & The Trossachs National Park places it at the heart of Scotland’s most visited countryside destination, renowned for its natural beauty, outdoor recreation, and vibrant tourism economy

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Accessibility: Under 30 minutes from Glasgow, less than an hour from Edinburgh, and close to major road and rail links, the estate is easily reached by domestic and international visitors alike

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Surroundings: The grounds offer mature trees, open lawns, and scope for landscaping, with the potential to create a flagship destination for wellness, family, or adventure tourism.
Market Context and Investment Case
The Loch Lomond area commands some of the highest values for holiday lodge developments in Scotland, driven by sustained tourism demand, limited supply, and the enduring appeal of the national park. Key investment highlights include:
Estimated Gross Development Value (GDV): £8.1 million, reflecting the premium attached to large-scale, high-quality schemes in this region
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Projected Annual Rental Income: Up to £500,000 once the development is operational, based on robust local occupancy rates and premium nightly tariffs for luxury lodges and apartments

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Comparable Sales: Recent sales include luxury lodges marketed at £549,995+, mid-range units from £279,995, and estate-scale developments such as Ardlui Retreat (main house plus eight lodges) offered at over £8 million


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Land Values: Consent land for lodge development in Loch Lomond regularly achieves £625,000+ for smaller sites, underscoring the exceptional value represented by Pirniehall’s scale and planning status

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The site’s flexibility allows for a range of operating models, from owner-managed holiday lets to partnership with established operators or hospitality brands. The planning consent supports phased delivery, enabling investors to align capital deployment with market demand and operational milestones.
Tourism Demand and Visitor Profile
Loch Lomond & The Trossachs National Park attracts over 4 million visitors annually, generating more than 7 million visitor days and £420 million in tourism spend

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High Occupancy Rates: Luxury lodges and self-catering accommodation experience strong year-round demand, with peak occupancy in spring and summer and robust off-season bookings

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Diverse Visitor Base: The region appeals to domestic and international tourists, families, couples, and wellness seekers, with a growing trend towards self-contained, high-quality accommodation

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Outdoor and Wellness Appeal: Guests are drawn by the loch, hills, woodlands, and a wealth of outdoor activities, including walking, cycling, water sports, and wildlife watching

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The post-pandemic surge in demand for exclusive, nature-based stays further enhances the investment case for high-end lodge and apartment developments in this location
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Attractions and Amenities
Pirniehall’s location offers unrivalled access to a wealth of attractions and amenities:
Loch Lomond: Scotland’s largest freshwater loch, offering boating, sailing, paddleboarding, and cruises

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Walking and Cycling: The West Highland Way, John Muir Way, and National Cycle Network routes pass nearby, providing world-class walking and cycling opportunities


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Villages and Heritage: Picturesque villages such as Drymen, Balmaha, and Luss offer shops, cafes, restaurants, and traditional Scottish hospitality

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Nature and Wildlife: The area is rich in wildlife, with opportunities for birdwatching, deer spotting, and exploring ancient woodlands
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Family and Wellness: Attractions include the Loch Lomond Faerie Trail, SEA LIFE Aquarium, Maid of the Loch paddle steamer, golf courses, spas, and wellness retreats


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Transport Links: Glasgow Airport is under 30 minutes away, with regular rail and bus services connecting the area to Glasgow and Edinburgh

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Material Information Disclosures
In line with Rightmove and National Trading Standards Estate and Letting Agency Team (NTSELAT) requirements, all material information is disclosed below:
Tenure: Freehold
Guide Price: £40,000 (for sale by auction)
Land Size: 15.5 acres (6.51 hectares)
Planning Permission: In principle for restoration of mansion, 7 holiday apartments, 8 new lodges, detached garage with flat, leisure facilities, new access, parking, and drainage (see legal pack for full details)
Section 75 Agreement: Governs permitted development rights, landscaping, and planning obligations with the National Park Authority
Buildings at Risk: Main mansion is fire-damaged, fenced for safety, and appears on the Buildings at Risk Register
Vacant Possession: Property will be sold with vacant possession
Utilities: Planning includes provision for new drainage and services; buyers should make their own enquiries regarding mains water, electricity, and other utilities
Access: New road access and gateway structures included in planning; current access by arrangement with auctioneer
Flood Risk: No known flood risk; see legal pack for environmental reports
Legal Pack: Comprehensive legal pack, including planning documents, title, and site plans, available on request or via Palace Auctions London website
Auction Fees: Reservation fee and buyer’s premium apply; see auction terms and legal pack for details
Council Tax/Business Rates: To be assessed upon completion of development
Auction Terms
This property is offered for sale by online auction through Palace Auctions London. Bidding opens on the advertised auction date (see website for details). The successful bidder will be required to pay a non-refundable reservation fee (see legal pack for amount and terms), in addition to the purchase price. The reservation fee secures an exclusivity period for contract exchange and completion, typically 56 days under the Modern Method of Auction.
Prospective buyers are strongly advised to review the legal pack and seek independent legal advice prior to bidding. Site visits are strictly by appointment with Palace Auctions London.
Call to Action
This is a once-in-a-generation opportunity to acquire a flagship development site in the heart of Loch Lomond & The Trossachs National Park. Whether you are a developer, investor, hospitality operator, or lifestyle buyer seeking a grand restoration project or a high-yield holiday business, Pirniehall offers the scale, flexibility, and location to realize your vision.
Contact Palace Auctions London today to arrange a viewing, access the legal pack, or register to bid. Don’t miss your chance to secure this rare and prestigious estate—turn your vision into reality at Pirniehall.