Featured Listing – AabAlree Guest House

Aabalree Guest House, a distinctive and eco-conscious hospitality business located in the heart of Dundee, has been brought to market by Blacks Brokers with an asking price of £79,995. After twenty-five years of trading, the business has cemented its reputation as one of the city’s most characterful and sustainably minded guest houses. Known for its warm atmosphere, eclectic style, and strong value proposition, it appeals to travellers seeking a relaxed, informal stay within a vibrant cultural hub. Aabalree provides fourteen individually decorated rooms across a charming four-storey property, catering to solo travellers, couples, families, and small groups. Its consistent demand, high guest satisfaction, and low-overhead operational model make it a compelling turnkey opportunity for incoming owners.

The business sits prominently on Union Street, one of Dundee’s central thoroughfares. Its location places guests just moments away from key attractions including the V&A Dundee, the award-winning waterfront, Discovery Point, Dundee Contemporary Arts Centre, and popular event spaces such as Slessor Gardens. Dundee Railway Station and major bus routes are within easy reach, enhancing accessibility for visitors from across the UK and abroad. The guest house is well positioned to attract tourism, business travel, festival attendees, and those exploring Scotland’s rapidly growing east-coast destinations. With the city continuing to develop as a cultural and academic centre, demand for centrally located, affordable accommodation is set to remain strong.

Aabalree’s premises comprise four floors designed to blend comfort with simplicity. The proprietor’s private living quarters, positioned on the first floor, include a one-bedroom ensuite and an adjoining living room, offering convenience for an owner-operator. Adjacent to this is the reception area, dining room, and main kitchen. The upper floors contain the guest accommodation, where fourteen rooms, ten with washbasins, provide guests with a homely and informal environment. Well-maintained shared shower and toilet facilities are located on the second and third floors. The building does not feature a lift, but the layout ensures easy access for most guests. Communal kitchenettes equipped with refrigerators and microwaves support the guest house’s zero-waste ethos while giving visitors the flexibility to prepare food independently. Additional conveniences include flat-screen televisions, tea and coffee facilities, free Wi-Fi, pet-friendly policies, and 24-hour self-check-in, a feature that enhances accessibility and reduces staffing needs.

A Short Term Letting Licence is already in place, covering both home letting and home sharing activities. This compliance, combined with an established track record, positions the business securely within Scotland’s evolving regulatory framework. Environmental responsibility forms another core pillar of Aabalree’s identity. The building is fitted entirely with energy-efficient LED lighting and is powered through renewable energy sources, aligning with the values of today’s eco-conscious travellers. Inside, guests find an artistic and welcoming aesthetic, with hand-crafted touches and a relaxed ambience that reflect the owner’s personal commitment to sustainability, creativity, and hospitality.

The business operates under a leasehold arrangement with the current lease valid until February 2029. The landlord has verbally approved a new ten-year lease, offering excellent continuity and stability for a buyer. The annual rent of £12,500 reflects strong value for such a centrally positioned property within a thriving city.

Financially, Aabalree presents a highly appealing proposition. Accounts for the year ending 31 March 2025 show an annual turnover of £83,352. The business intentionally remains below the VAT threshold by closing between September and April, which the current owner has chosen for lifestyle reasons. This creates immediate, tangible growth potential for any buyer wishing to operate year-round. With expenses kept tight through sole-owner operation and efficient systems, the business trades profitably, consistently maintaining a healthy occupancy rate. Opportunities for expansion remain abundant, including introducing a breakfast offering, applying for a premises licence, enhancing digital marketing efforts, partnering with local tourism bodies, and upgrading select facilities to increase average spend per guest. Dundee’s strong calendar of cultural, academic, and events-based tourism ensures an ongoing demand pipeline that new owners can readily amplify.

Included within the sale are the goodwill, trading name, professionally designed website, all online booking profiles, fixtures, fittings, furnishings, forward bookings, and operational documentation necessary for seamless continuation. The handover is designed to ensure that a new owner, whether experienced in hospitality or entering the sector for the first time, can take control with confidence. With every essential element of day-to-day operation already in place, Aabalree represents a true turnkey business.

With an asking price of £79,995, this opportunity offers exceptional value for entrepreneurs seeking an established guest house in a dynamic Scottish city. Its combination of central positioning, environmental credentials, operational simplicity, and genuine potential for growth makes it an outstanding acquisition for lifestyle buyers, owner-operators, or those wishing to build a portfolio of sustainable-leaning accommodation businesses. For individuals seeking a hospitality venture with personality, strong financial footing, and room for further evolution, Aabalree Guest House stands out as a rare and compelling find.