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Highly Attractive Restaurant With Rooms Set In Killin For Sale

Killin, Perth and Kinross, UK
Asking Price:
Available on request
Net Profit:
Available on request

• A well-established and highly popular licensed restaurant in a prominent and idyllic trading location within the ever-popular town of Killin.

• Attractive and popular café and restaurant with views of the River Dochart and Dochart Bridge.

• Fully staffed operation, trading year-round generating an excellent level of turnover (c£426,000 in 2018) with sound adjusted net profit conversion ratios.

• Large and modern open-plan seating areas accommodating up to 80 covers internally and externally

• Six letting bedrooms (5 en-suite) currently being utilised for staff use plus spacious owners’ accommodation with excellent garden grounds.

• Outstanding business proposition with further development potential.

Property Information



Living Accommodation:

An attractive feature of the owner’s accommodation is the separate private entrances; one through the kitchen and the other from the rear patio area. Set to the lower level this spacious 1-bedroom owner’s apartment is in need of some refurbishment but has potential to be a charming living space comprising a double bedroom, lounge / dining room, office, spacious kitchen, family shower room and sunroom. There is planning permission to extend the sunroom; full details are available upon request. The 6 letting bedrooms are currently being used as staff accommodation, however, this can be converted back to letting accommodation with minimal cost / work. There is also a static caravan in the grounds which can be used as staff accommodation.


Killin lies at the centre of the area known as Breadalbane where the hills of the Tarmachan Ridge and Lawers Range can be seen clearly from the town. Killin is renowned for the Falls of Dochart, where the River Dochart rages beneath the Dochart Bridge. Killin is where Glen Dochart and Lochay meet Loch Tay. Located at the edge of the Ben Lawers National Nature Reserve and the Loch Lomond and Trossachs National Park, Killin is ideally situated for those seeking the peace and tranquillity of the unspoilt outdoors. Wildlife abounds in the area and Ben Lawers is noted for its varieties of flora. Killin’s central location makes it a superb base from which to explore all that Scotland has to offer in the way of outdoor activities and tourist attractions. Another favourite pastime is salmon and trout fishing on the many rivers and lochs in the area and there are opportunities for game sports in the region, fishing for trout in the River Dochart from the properties grounds is permissible. Notwithstanding being in the heart of Scottish Highlands, Killin is still only a 90-minute drive from Edinburgh or Glasgow airports and the major tourist areas to the East and West are easily accessible.

Killin has a variety of retail outlets including a post office and supermarket. The area has a great many hotels, guest houses and self-catering units which provide a steady stream of customers for the restaurant. There is a local primary school in the village with secondary schooling at McLaren High School in Callander. Killin has an attractive 9-hole golf course, a bowling club, sports club and sailing on Loch Tay. Aberfeldy is the nearest main administrative centre, with all essential services to hand, including a new medical centre and cottage hospital, banking, veterinary surgery, optician and dental practices, a varied selection of quality shops, and schooling to sixth year secondary. Stirling and Perth are also within easy driving distance and offer a full range of business, leisure and shopping facilities.

Premises Details:

The Capercaillie Restaurant with Rooms is an attractive and popular business located on the Main Street of the popular town of Killin within the Loch Lomond & Trossachs National Park. Benefitting from a prominent location with excellent signage, the business generates a year-round trade and is frequented by both tourists and the local population alike. The property has a significant footprint and is set within excellent grounds adjacent to the River Dochart. Set over two floors, the business presents an attractive restaurant, effective service areas, 6 letting bedrooms (currently utilised for staff) and spacious owner’s accommodation. An attractive feature of the modern restaurant is the extensive use of glass and natural materials ensuring that it seamlessly blends in with the fantastic surroundings. The vaulted ceiling and impressive stone fire place make this a most attractive venue. These facets coupled with the tartan carpets and attractive décor add to the charming trading environment. The current operators have considerably invested into the business over the past year carrying out upgrades throughout the property including replacing equipment such as the coffee machine, rational oven, ice maker, glasswasher, dishwasher, fridges and hot water boiler plus they have rebuilt the outside veranda and replaced the whole back wall of the restaurant with new double-glazed windows, making this a sound business proposition.

Killin is a popular tourist destination and The Falls of Dochart are a short walk away, where many visitors admire the force of the rushing waters as they crash into the rocks below. The Falls draw in a high number of visitors to the business. The restaurant is furnished with pine free-standing tables and chairs with an attractive wooden bar. Internally the restaurant can accommodate 50 covers but also has a small veranda which seats a further 8 customers plus an additional 22 external seats to the front of the premises. The Capercaillie Restaurant provides a wide variety of hot and cold food with service from 8am until 9pm, operating as a café during the main part of the day, there is also a full menu range including breakfasts and main course meals. It is this trading flexibility that makes the business such a success. The bar is open from 11am until mid-night Sunday - Thursday and 1am Friday and Saturday. This is a popular bar venue in the evenings for both locals and visitors alike. Opposite the restaurant is a coach parking which generates a high footfall for the business throughout the day.

In addition to the food and wet sales income the property also has six letting bedrooms; 5 of which are en-suite. All rooms are presently used as staff accommodation but could be converted back to letting accommodation with minimal cost / work. These rooms were previously in high demand year-round and boast exceptionally high occupancy rates during the spring and summer months. There is huge scope for new owners to boost trade again following the pandemic. The business has a credible and sustainable turnover of around £426,000 (2018) with strong adjusted net profits.

Set over two floors the original property was built in the mid-1950s with the contemporary restaurant being constructed in 1985. Access to the restaurant, customer facilities and 3 letting / staff bedrooms is from the High Street entrance. The owner’s accommodation and the other 3 further staff / letting bedrooms are located on the lower ground floor. The property has a well-signed façade and a prominent trading position.

Public entrance to the restaurant is via a patio area opening into a reception hallway. The trading elements are split into three distinct customer areas; internally set to 50 covers, 8 external seats on the recently rebuilt veranda overlooking the river and 22 external covers to the front. The internal seating consists of free-standing units and the external seating is bistro style. An attractive element within the restaurant is the feature stone fire place and chimney stack. This is supplemented by a charming wooden servery / bar. Internally the restaurant is set over two levels and has a lovely ambience. The bathroom amenities are located off the entrance corridor and include ladies, gents and disabled with baby changing facilities. All areas are well-presented and functional.

To the rear of the restaurant is the well-appointed commercial kitchen. To the lower level is an extensive storage space which houses a dry goods store, a fridge and freezer storage room and general store. In addition, there is a cellar and laundry/linen store. These storage rooms have access to the grounds providing excellent access for deliveries etc.

An attractive feature of the property is the letting bedrooms which are currently being utilised as staff accommodation and are configured as follows:

Room 1 - Double room with wash hand basin.
Room 2 - Double room with en-suite shower room.
Room 3 - Family room (double and 2 singles) with en-suite shower room.
Room 4 - Double room with en-suite shower room.
Room 5 - Double room with en-suite shower room.
Room 6 - Twin room with en-suite shower room.

Rooms 1 to 3 are located on the ground floor with rooms 4 to 6 on the lower ground floor and accessed from the rear garden area. The en-suites are modern with rooms 2 and 3 having been recently upgraded. All rooms have TVs, hospitality trays and are attractively presented.

There is a side gate giving access to the owner’s accommodation plus a private driveway leading to spacious and attractive garden grounds to the rear. The grounds have a stream which is populated by ducks with small foot bridges leading to lawn areas. The gardens extend to circa 0.75 of an acre and are well-maintained providing access to the river bank. Within the grounds there is a shed/workshop and a lean-to storage area. Resident guest parking is provided for up to 4 cars. Customer parking is provided by the council a very short walk from the restaurant. The sale includes a plot of land with excellent development potential to build an owner’s house or glamping pods / shepherds huts STPP. Plan available from selling agents.

The property has mains electricity, water and both mains drainage and septic tanks. The building benefits from LPG gas-fired central heating with a secondary boiler providing hot water. The majority of windows are double glazed. The business is fully fire compliant with fire alarm, smoke detectors and emergency lighting.

Business Operation

Reasons for selling:

The present owner purchased the business in 2004 and has developed a successful and unique business in this charming village. The owner has decided to place the property on the market due to a desire to pursue new challenges.

Other Information

Related Documents:

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