Summary - 106, FERRY ROAD EH6 4PG
10 bed 1 bath Guest House
Turnkey ten-room B&B with strong turnover in central Leith—suitable for experienced operators.
Ten-bedroom boutique guest house with established ~£200k annual turnover.
On-site off-street parking for up to two vehicles; small front and rear gardens.
Traditional stone townhouse with period features and high ceilings.
Lease has only 12 months remaining — lenders likely to refuse mortgages.
Current annual rent £54,000; business currently let to operator.
Documentation lists one bathroom; description mentions multiple en‑suites — clarify.
Fast broadband and excellent mobile signal; strong tourist location in Leith.
Local area classed as very deprived — impacts staffing and rates risk.
Swanlake Guest House is a ten‑bedroom boutique B&B in prime Leith, presented in a traditional stone townhouse with strong trading history. The business reports circa £200,000 annual turnover and currently produces a rental income of £54,000 per year, offering a ready-made hospitality operation with repeat trade and a strong local reputation. Period features — high ceilings, bay windows and decorative mouldings — give the property character that appeals to tourists and short‑stay guests.
The building extends over multiple storeys with a self‑contained owner’s suite at ground level and a mix of letting rooms. Practical positives include on‑site off‑street parking for up to two vehicles, front and small rear garden space, fast broadband and excellent mobile signal. The property appears well maintained with modern sanitaryware and a fitted catering kitchen suitable for guest breakfasts and small‑scale food service.
There are material commercial and financing risks a buyer must accept. The current lease has only 12 months remaining; most mortgage lenders are likely to refuse lending on a short lease, and purchasers should be prepared for cash purchase or specialist funding. Documentation lists just one bathroom but the internal description also refers to multiple en‑suite and shared bathrooms — this discrepancy should be clarified during due diligence. The surrounding area is noted as very deprived, which influences staffing, rates and long‑term market positioning.
This is best suited to investors or owner‑operators able to manage lease renewal or conversion to freehold/longer lease, and to handle operational handover for a turnkey hospitality business. The combination of established turnover, central Leith location and period appeal creates clear upside for an experienced operator, but the short lease and local economic factors are decisive considerations.
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