Summary - AIRLIE ARMS HOTEL, 4, ST MALCOLM'S WYND DD8 4HB
15 bed 15 bath Hotel
Turn‑key 15-room gastro hotel with strong trading history and large beer garden.
15 en‑suite letting rooms with modern refurbishment
60-cover dining room plus 84-seat beer garden for alfresco trade
Award‑winning gastro pub with strong reviews and ~70% occupancy
Mixed income: food 43%, wet sales 29%, accommodation 28%
Grade B listed — alterations restricted, consent likely required
No private parking; guests rely on on‑street and town car parks
Tenure unknown — legal/ownership details need verification
Located in a very deprived wider area; staffing/customer impacts possible
A rare, income-producing hotel in the centre of Kirriemuir, the Airlie Arms combines period character with a recent full refurbishment. The Grade B listed building houses 15 en‑suite letting rooms, a stylish bar and kitchen, a 60-cover dining room and an 84-seat beer garden — trading with strong occupancy and diversified revenue from food, wet sales and accommodation.
The business is established and well-reviewed, supported by year-round demand from walkers, leisure visitors and local trade. Recent trading achieved around 70% occupancy and a roughly even split between food, bar and accommodation income, demonstrating resilience and scope for growth through refined marketing or events.
Practicalities to note: the building’s listed status will constrain major alterations and may complicate some redevelopment plans. There is no private on-site parking (on-street and nearby town car parks used by guests), and the local area is described as very deprived which may affect staffing costs and local spend patterns. Tenure is not specified and should be clarified before purchase.
For an investor or experienced operator this is a turn-key, award‑winning gastro pub and hotel with modern plant, strong online reputation and clear upsides from additional marketing, longer-season promotions and events trading.
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