Explore a turnkey 17th century coaching inn in Upper Largo with bar, restaurant, function rooms and seasonal hygge tent — ideal for an owner operator or investor
The Upper Largo Hotel is being marketed as a freehold opportunity in the East Neuk of Fife. Originally an 17th century coaching inn, the building retains traditional stonework and original features while operating today as a combined hotel and restaurant.
The sale is handled by Christie Owen & Davies (Christie & Co), and the listing highlights the property’s blend of historic character and practical hospitality facilities, presented in turnkey condition for a prospective buyer.
Visitors and locals alike are drawn to the property’s welcoming spaces: a conservatory-style restaurant with views over the Firth of Forth, a snug main bar, and a substantial outdoor offering that includes a sheltered patio and a seasonal hygge tent.
The venue has built a reputation across online platforms including Google, TripAdvisor, Booking.com and Facebook, reflecting steady trade from both the local community and tourist visitors.
Property and internal layout
Accommodation and guest areas
The accommodation comprises three principal letting rooms, each with an en suite bathroom, and a larger self-contained apartment known as Apartment@No4 that can accommodate families or serve as owner accommodation.
Access to the first floor is via an ornate turned staircase that preserves original features and provides an independent entrance for guests who wish to come and go without using the restaurant areas. Internally the site is organised into three main public spaces: the main restaurant seating around 55 covers, the main bar with seating for approximately 25, and the Law Room and Caravel Bar function suite which can host up to 60–62 people for private events.
Kitchen, storage and service facilities
To support food-led trading, the business includes a high-spec, fully fitted commercial kitchen positioned between the restaurant and the function suite, complete with a large walk-in refrigeration unit. Ancillary spaces include an external chilled cellar, dry store, laundry room and staff coffee area. Above the main building and the function suite there are substantial floored attics providing excellent storage and potential for future development, all of which are included in the sale along with the fixtures and fittings.
Outside space and events
The external areas are a significant trading asset. A sheltered patio adjoining the bar seats around 20 and the beer garden extends the footprint with additional seating plus a seasonal hygge tent that can accommodate up to 80 people for summer events, live music nights, barbecues and private hire. The Law Room and Caravel Bar have their own private entrance, cloakroom, dancefloor and air conditioning, making them popular for birthdays, small weddings and community functions with a busy bookings diary.
Location and access
Located at 4 Main Street, Upper Largo on the A915/A917, the hotel sits beneath the slopes of Largo Law and is around 10 miles from St Andrews. The site is a short walk from the Fife Coastal Path and is well positioned for golf tourism: approximately 1.6 miles from Dumbarnie, about one mile from Lundin and Leven Links, and within a 20-minute drive of Kingsbarns. Rail links include direct services from Leven to Edinburgh, while stations at Kirkcaldy, Markinch, Cupar and Leuchars are all within a 30-minute drive. Parking provision includes room for around 10 cars on site and a further 30 spaces across the road.
Sale opportunity and trading details
This is positioned as an attractive acquisition for an owner operator, family business or a purchaser seeking to add to an existing portfolio thanks to a high turnover and established market presence. The business trades daily from 08:00 to 23:00 and benefits from consistent event bookings and golf-related visitors. Prospective buyers should note that staff information will be provided to seriously interested parties and that continuity of employment will be required under the Transfer of Undertakings (Protection of Employment) Regulations. The Rateable Value as of 1 April 2026 is £33,500.
In summary, the property offers a rare combination of historic charm, practical hospitality infrastructure and a coastal location favoured by tourists and golfers. The sale includes all fixtures and fittings, with personal belongings removed prior to completion, and is being promoted by Christie Owen & Davies Ltd (Hotels) who specialise in hotel and leisure transactions across the UK and Europe.
