DescriptionGlendale Guest House was built as a Victorian villa circa 1896 and was subsequently extended and switched to guest house use many years ago when extensive owner's accommodation was added.
This is a charming property which targets University related business primarily and offers a “home from home” experience run by the same couple for the last 24 years.
Glendale Guest House has an attractive front garden with front entrance. It has its own driveway leading to a large double garage to the rear and yard area with parking for six cars in total.
Letting accommodation is provided on the ground and upper floors with the large owners accommodation situated at the rear with its own private garden and courtyard.
LocationEdinburgh is the capital city of Scotland and is the second largest financial centre in the UK, as well as being the second most visited UK city after London. Key statistics that show the strength of the overnight accommodation market in Edinburgh are:
• 5.05m overnight trips by international and domestic visitors in 2024
• 17.79m total nights spent in accommodation in 2024
• £508 average overnight visitor spend in 2024
International visits accounted for 64% of overnight stays in 2023 with 52% being repeat visitors to the city.
The city benefits from an international Airport, as well as two major rail hubs supporting travel to all parts of Scotland and major routes into England. Its accessibility and popularity further enhanced by the globally renowned Festival in the summer, Christmas market and international rugby and major events at Murrayfield Stadium along with well-established professional club rugby and two top line football clubs.
The hotel occupies a prime location within easy reach of Edinburgh City Centre located in the affluent suburb of Newington, to the south of the city centre. The hotel is in a prominent position in a well-established area for tourist and business accommodation with numerous public bus routes available very close by taking visitors swiftly into the city centre (with the Royal Mile, Old Town and New Town all very accessible) and direct road access. Other nearby amenities include the Cameron Toll Shopping Centre (with various dining / café options), Holyrood Park, The University of Edinburgh Kings Buildings, Edinburgh BioQuarter and Royal Infirmary and the Royal Observatory.
In the longer term the proposed southern tram extension will provide direct access to the city centre, Edinburgh Bio Quarter and the Airport.
Fixtures & FittingsAll fixtures and fittings relating to the guest house operation are included within the sale (excluding personal items).
Items within the owner's accommodation and garages are excluded.
Letting AccommodationThe current configuration provides seven guest bedrooms presented to a very good standard with six being ensuite with the seventh having its own dedicated bathroom across the hall.
The rooms are named after Scottish Lochs being:
Fyne - ground floor double ensuite
Lomond - first floor ensuite double
Carron - first floor ensuite double
Ness - first floor large ensuite double
Katrine - single (cosy double)with separate bathroom
Leven - second floor ensuite double
Rannoch - second floor ensuite triple family room with two interlinked sleeping areas
There is also a single WC in the hall for use by guests dropping off luggage.
External DetailsRear service yard with double garage and parking for four to six cars.
Well kept and completely private rear garden area
Owner's AccommodationThis is bright modern accommodation to an excellent residential standard and comprises:
• Large kitchen diner with access to the private garden and courtyard
• Large lounge
• Large double bedroom
• Upstairs double bedroom
• Large bathroom
• Large dining room
In addition to the rear of the main living area is a large laundry, small office, WC and store room.
The OpportunityThe current owners have run Glendale Guest House for 24 years and have built a strong following particularly with visitors / academics to the University of Edinburgh Kings Buildings, BGS, ERI and the Roslin and Moredun Research Institutes.
This is a retirement sale and offers the prospect of acquiring a well respected business with spacious owner's accommodation or to convert that to additional letting rooms.
Whilst specialising in University related trade Glendale House has an excellent 4.9/5 rating on Tripadvisor.
StaffThe business is owner operated and there are no staff to transfer with the business.
Trading InformationThe current owners limit trade to stay within certain VAT thresholds and have specialised in providing accommodation related to University visitors and staff. Although breakfast is currently provided to guests the proximity of the various food and beverage options in the Cameron Toll Shopping Centre opposite does give flexibility over the style of operation.
This is a location that could trade very well benefiting from the mainstream year round tourist business that Edinburgh enjoys since it currently tends to close through the peak summer (out of term) and Christmas / New Year periods.
Business RatesThe Rateable Value as at 1 April 2026 is £10,000 with the current rate in the £ being 48.1p
The assessment has been appealed and the owner anticpates obtaining Small Business Bonus Relief of 100% as in previous years..
