Highlander House, Battery Place, Rothesay, PA20 9DU

Under the current ownership since 2018, Highlander House has been meticulously upgraded and successfully operated as a highly regarded guest house business. Renowned for its exceptional standards of hospitality, the property has built an enviable reputation, generating significant repeat business and earning numerous accolades. Most notably, it was recognised as the No. 1 Guest House on the Isle of Bute and awarded TripAdvisor Best of the Best 2025, supported by approximately 300 five-star reviews.

For lifestyle reasons, trading is currently limited to around 25 weeks per annum, generating gross income of approximately £55,000. This presents an outstanding opportunity for new owners to expand the business by increasing both the number of letting rooms and the operational season, thereby significantly enhancing revenue potential.

A substantial and handsome Category C Listed semi-detached villa, Highlander House occupies a prominent position and is distinguished by its elegant light-grey stone façade, contrasting ashlar detailing and striking colonial-style cantilevered balcony. The property retains an abundance of period character while benefiting from extensive modernisation, resulting in accommodation presented in immaculate, walk-in condition throughout.

Internally, the guest accommodation has been sympathetically upgraded, preserving many original features including ornate cornicing, fireplaces, picture rails and dado rails, whilst incorporating contemporary comforts and fittings. Dedicated owner's accommodation is discreetly positioned to the rear, providing excellent separation between private and guest space.

Arranged over three levels, the property offers flexible and well-balanced accommodation. The upper floor, currently underutilised, offers considerable scope for business expansion, additional guest accommodation or extended family living.

The principal front-facing rooms enjoy truly spectacular panoramic views across Rothesay Bay, extending towards Loch Striven and the world-famous Kyles of Bute, creating an unforgettable setting for guests and owners alike.

Contents
All guest house furnishings, fixtures and fittings, excluding personal items, are included within the sale price, allowing for a seamless transition to new ownership.

Gardens & Grounds
The beautifully maintained gardens complement the quality of the accommodation. To the front, mature planting, colourful flower beds and a striking palm tree create an attractive first impression, while generous areas provide ideal spaces for al fresco dining and relaxation.

To the rear, a thoughtfully landscaped garden offers a private and sheltered retreat, featuring decking, attractive gravel terraces, ornamental stonework and beautifully stocked borders. A backdrop of neighbouring woodland enhances the sense of tranquillity and privacy, while mixed hedging and deer fencing provide security and seclusion.

Services
Mains water supply, mains drainage, mains gas, gas central heating, c 70% double glazing.

Highlander House was CAT 6 rewired in 2021

Note: The services have not been checked by the selling agents.

Local Authorities
Argyll and Bute Council
Tel:

Council Tax
Highlander House is mixed domestic and non-domestic. Highlander House owners accommodation is in Council Tax band A, and the amount payable for the period 2026/2027 is £1422.47 including sewage. Highlander House incurs zero non-domestic rates.

EPC
Rating E

Travel Directions
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From Glasgow, travel west on the M8 to Greenock, and then continue on the A78 to Wemyss Bay. Take the Caledonian MacBrayne ferry to Rothesay (35 minutes). On leaving the ferry at Rothesay, turn left and proceed in an easterly direction for 0.4 miles to find Highlander House, 14 Battery Place on the right hand side.