Summary - Blackaddie House Hotel DG4 6JJ
16 bed 12 bath Detached
Large Victorian riverside estate with planning flexibility — suitable for hotel reuse or residential conversion..
- 16 bedrooms across house, cottages and owner accommodation
- Planning permission granted for change of use to residential
- Approximately 2.5 acres with riverside access and landscaped gardens
- Available whole or in up to five lots for purchase flexibility
- Recently renovated since 2021; many fixtures included in sale
- Hotel EPC G; cottages EPCs E — energy upgrades likely needed
- Private drainage via two septic tanks (registered with SEPA)
- Fibre available but onsite broadband speeds reported as slow
Blackaddie House is an exceptional riverside country estate offering flexible ownership and clear long‑term potential. Historically a 1540 rectory and recently refurbished, the main house operates as a successful 4‑star hotel with six ensuite letting rooms, while an attached barn conversion provides high‑quality owner accommodation. Planning consent has been granted for change of use to residential, making the site equally suitable as a single grand family home or a residential conversion scheme.
The estate extends to about 2.5 acres of landscaped grounds with mature trees, productive kitchen gardens, greenhouse and direct access down to the River Nith. Three stone cottages (each two bedrooms) and generous parking add diversified income or accommodation options. The owner’s barn conversion is finished to a high standard and could be reconfigured to add a third bedroom, increasing flexibility for owners or operators.
From an investor’s perspective the property is saleable as a whole or in up to five lots, allowing phased acquisition or disposal. The hotel trading operation remains in place and a full set of accounts will be made available after a formal viewing, supporting due diligence for continued hospitality use or conversion. Important practical points are already resolved: planning permission for residential change of use is in place, most fixtures and fittings are included, and the site benefits from CCTV and private driveway access.
Material constraints to note: the hotel holds an EPC rating of G (cottages E) and the estate uses private septic drainage (two tanks registered with SEPA). Only some rooms have double glazing and broadband performance at the premises is described as slow despite fibre availability. The property sits within a very deprived local area, which may affect certain market values and grant eligibility—buyers should factor remedial or upgrade costs into proposals. Overall, this is a rare, large historic estate with multiple commercial or residential routes and clear scope for value‑adding investment.
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