The Balmoral Hotel in Edinburgh has been a landmark on Princes Street since 1902, when it opened as the North British Hotel. Owned and operated by Rocco Forte Hotels since 1998, this 5-star property sits directly above Edinburgh Waverley station and offers 188 rooms, a Michelin-recommended restaurant, and an award-winning afternoon tea. This guide covers ownership, pricing, guest ratings, and key features to help you decide whether a stay matches your travel style.
Last checked: 2026-09-28
Compare the lowest rates and guest reviews. Many options with free cancellation.Check rates
Bundle flight + hotel and compare deals and rewards in one place.Check ratesThis link contains affiliate advertising. Prices and availability may change on the destination site.
Hotel Name: The Balmoral Hotel · Location: 1 Princes Street, Edinburgh, Scotland · Star Rating: 5 stars (AA) · Number of Rooms: 188 rooms and suites · Owner: Rocco Forte Hotels · Notable Feature: Iconic clock tower always set three minutes fast
How we researched this
Last checked: 2026-09-28.
Sources reviewed: official hotel website, MICHELIN Guide, TripAdvisor, Booking.com, KAYAK, Everything Edinburgh, Cvent venue profile, Hotels.com, Expedia, Trip.com.
We did not conduct an on‑site visit, interview staff, or independently verify prices for specific dates. Scores and rates are drawn from public listings as of February 2025.
The Balmoral at a glance
- 1 Princes Street, Edinburgh, directly beside Waverley station (MICHELIN Guide)
- Opened in 1902 as the North British Hotel; owned by Rocco Forte Hotels since 1998 (MICHELIN Guide)
- MICHELIN Guide guest rating 19/20; TripAdvisor 4.6/5 from ~5,838 reviews (MICHELIN Guide; TripAdvisor)
- Number One restaurant holds four AA Rosettes and is MICHELIN-recommended; Palm Court won Best Traditional Afternoon Tea in the UK (2026 Awards) (Official website; Cvent venue profile)
| Attribute | Detail |
|---|---|
| Hotel Name | The Balmoral Hotel |
| Location | 1 Princes Street, Edinburgh, Scotland |
| Star Rating | 5 stars (AA) |
| Number of Rooms | 188 rooms and suites |
| Owner | Rocco Forte Hotels |
| Notable Feature | Iconic clock tower always set three minutes fast |
Who owns the Balmoral Hotel?
The Balmoral is owned and managed by Rocco Forte Hotels, a family-run luxury hotel group that acquired the property in 1998 (MICHELIN Guide). Before that, the hotel had a longer history under different operators.
Current owner: Rocco Forte Hotels
Rocco Forte Hotels operates the Balmoral as one of its flagship properties, alongside sister hotels in other European cities. The group positions the Balmoral as a “historic landmark” with modern luxury service.
Previous ownership and history
The original building opened in 1902 as the North British Hotel, built by the North British Railway Company as a luxury railway hotel directly adjacent to the newly opened Waverley Station. The property was later renamed The Balmoral in the 1970s and sold to the Forte family in 1998. The hotel underwent a major renovation after the acquisition.
Why is the Balmoral Hotel famous?
The Balmoral’s fame stems from a combination of historic stature, royal connections, and its unmistakable place on Edinburgh’s skyline.
Historic railway hotel
When it opened in 1902, the North British Hotel was the city’s grandest railway hotel, built to serve passengers arriving at the newly completed Waverley Station. The address – 1 Princes Street – places it at the junction of the Old and New Towns, a UNESCO World Heritage site.
Royal connections and visits
Members of the British royal family have stayed at the Balmoral, and the hotel has hosted world leaders, celebrities, and notable figures over its 120‑plus years. The hotel is often used for diplomatic receptions and state events during the Scottish Parliament’s official functions.
Iconic clock tower and location on North Bridge
The Balmoral’s clock tower is one of Edinburgh’s most photographed landmarks. The clock is famously set three minutes fast – a tradition that began to help railway passengers catch their trains at Waverley. From the hotel’s upper floors, guests can see the castle, Arthur’s Seat, and the Firth of Forth.
The Balmoral opened in 1902 as the North British Hotel, a luxury railway hotel adjacent to Waverley Station.
– MICHELIN Guide
How much does a night at the Balmoral Hotel cost?
Room rates at the Balmoral vary widely by season, room category, and how far in advance you book. The hotel has 188 rooms and suites, from classic doubles to the Scone Palace Penthouse.
Standard room rates
According to an independent review, standard‑room rates start around £350 per night in low season and climb to £710 or more in peak summer or festival periods (Everything Edinburgh). KAYAK data suggests substantial volatility: the cheapest month (January) averages about $463/night, while August averages $1,433/night.
Suite pricing
Suites – including the Penthouse and the Scone Palace Suite – can exceed £1,000 per night during peak periods. The hotel’s official website lists several suite categories, but transparent live rates are not published; booking‑platform listings offer the most current read.
Seasonal variations
The biggest price spikes coincide with the Edinburgh Festival Fringe (August), Hogmanay (December/January), and the summer tourism season. Off‑peak rates (November‑February) can be 50–60% lower than August rates.
What to watch: Headline room rates often do not include breakfast (charged separately), valet parking (£45/night according to Everything Edinburgh), or the pet fee (£50 per stay per Trip.com). Always check the “total including fees” before booking.
Is the Balmoral Hotel a 5‑star hotel?
Yes – the Balmoral holds the highest rating from the AA and is recognised by multiple international guides.
AA 5‑star rating
The hotel is listed as an AA Five Red Star property and also received an AA Inspector’s Choice award (Everything Edinburgh). This places it among the top tier of Scottish hotels.
Rating from guest reviews
On TripAdvisor the Balmoral scores 4.6 out of 5 bubbles from nearly 5,800 reviews. Booking.com gives it 9.3 out of 10, with a location score of 9.8 and a value‑for‑money score of 8.3.
Amenities that justify the rating
The Balmoral offers a full‑service spa, fitness centre, multiple dining venues (Number One, Brasserie Prince, Palm Court, and the Scotch whisky bar with over 500 labels), 24‑hour room service, concierge, and pet‑friendly accommodation. The MICHELIN Guide gives the hotel a guest score of 19/20.
Pros and cons of staying at the Balmoral
Pros
- Unbeatable central location at Princes Street, directly connected to Waverley station
- Historic character with a famous clock tower and distinguished interiors
- MICHELIN‑recommended dining (Number One, four AA Rosettes)
- Award‑winning afternoon tea in Palm Court (Best Traditional in the UK, 2026)
- Full‑service spa and fitness centre
- High guest ratings across multiple platforms
Cons
- Room rates vary dramatically by season – low season £350, peak £710+
- Extra charges can add up (breakfast, valet parking £45/night, pet fee £50/stay)
- Some rooms may experience noise from Princes Street or the station
- Value‑for‑money score on Booking.com is 8.3 – lower than overall score
- A subset of guests report that decor in certain room categories feels dated
Best for which types of travellers?
- Couples: The combination of romantic afternoon tea, whisky bar, and castle views makes it a popular choice.
- Families: The hotel accepts children and offers connecting rooms; the central location simplifies sightseeing.
- Business travellers: In‑room workspaces, robust Wi‑Fi, concierge services, and direct rail access suit corporate stays.
- Luxury seekers: The suite categories, spa, and fine‑dining restaurant live up to 5‑star billing.
Pricing bands (per night, approximate)
| Season | Typical standard room | Typical suite |
|---|---|---|
| Low season (Jan–Feb, Nov) | £350–£500 | £700–£1,200 |
| Shoulder (Mar–May, Sep–Oct) | £500–£700 | £1,000–£1,500 |
| Peak (Jun–Aug, Dec/Hogmanay) | £700–£1,000 | £1,500–£2,500+ |
Source: aggregated from KAYAK, Everything Edinburgh, and Expedia listings. Prices are indicative and exclude extra charges.
Location and getting there
The Balmoral sits at 1 Princes Street, directly above Edinburgh Waverley railway station. From the station platform, a short walk up the stairs brings you to the hotel entrance. For drivers, the hotel offers valet parking (£45/night). Edinburgh Airport is a 30‑minute tram ride to the city centre, or a 20‑minute taxi journey (approximately £25–£35).
Alternatives in Edinburgh
| Hotel | Location | Star Rating | Price Range (per night) | Unique Feature |
|---|---|---|---|---|
| The Balmoral | 1 Princes Street | 5‑star AA | £350–£1,000+ | Railway station hotel, Michelin dining |
| The Caledonian Edinburgh | Princes Street (west end) | 5‑star AA | £280–£800 | Former railway hotel, Waldorf Astoria brand |
| The Scotsman Hotel | North Bridge | 5‑star | £250–£700 | Converted newspaper office, skyline views |
| Prestonfield House | Prestonfield area (2 miles south) | 5‑star | £200–£500 | Historic country‑house hotel, extensive gardens |
Prices are approximate and season‑dependent.
Our pick: when the Balmoral makes sense
The Balmoral is most defensible as a location‑first, heritage‑luxury splurge. Its strongest advantages are the landmark address, railway‑station convenience, service reputation, dining, spa, and historic character. The main weaknesses are high and volatile room prices, extra charges, occasional noise, and varying room‑condition reports. For travellers who prioritise rail access, central sightseeing, historic architecture, formal service, afternoon tea, whisky, and on‑site dining, the Balmoral is worth the premium. If your main criterion is the lowest room rate, the seasonal volatility and value‑related criticism on platforms like KAYAK suggest you may find better value elsewhere.
Timeline of the Balmoral Hotel
- – Opened as the North British Hotel, a luxury railway hotel adjacent to Waverley Station.
- – Acquired by Rocco Forte Hotels, began a major renovation.
- – Number One restaurant was reported as receiving one Michelin star for the 2020 guide (Cvent venue profile).
- – Hotel reported receiving AA Five Red Star and Inspector’s Choice awards (Everything Edinburgh).
- – Reportedly the first hotel in Scotland to receive a Forbes Travel Guide Five‑Star award (Everything Edinburgh).
- – Palm Court afternoon tea named Best Traditional Afternoon Tea in the UK at the Afternoon Tea Awards (Cvent venue profile).
Frequently asked questions
What did the Balmoral Hotel used to be called?
It was originally named the North British Hotel when it opened in 1902. The name was changed to The Balmoral in the 1970s.
How much is afternoon tea at the Balmoral Hotel?
Afternoon tea at Palm Court starts from £65 per person (as of February 2025). This is about 15% above the average afternoon tea price in Edinburgh.
What is the dress code at the Balmoral Hotel?
The hotel recommends smart casual attire in public areas and restaurants. Jackets are not required for men, but shorts and sportswear are discouraged in Number One and Palm Court.
What are the best rooms at the Balmoral?
Upper‑floor rooms facing south (over the Old Town and Arthur’s Seat) offer the best views. The Scone Palace Suite and the Penthouse are the most spacious, but even a Classic double provides good quality. Rooms above the sixth floor tend to be quieter.
Does the Balmoral Hotel have a spa?
Yes – the hotel features a full‑service spa with a swimming pool, steam room, sauna, and treatment rooms.
What dining options are available at the Balmoral?
Guests can choose from Number One (fine dining, four AA Rosettes, MICHELIN‑recommended), Brasserie Prince (all‑day dining), Palm Court (afternoon tea), and SCOTCH (a whisky bar with over 500 labels).
The Balmoral was opened in 1902 as the ‘North British’, and is located just up the steps from Edinburgh Waverley Station at the top of Princes Street.
The bottom line: The Balmoral was opened in 1902 as the ‘North British’, and is located just up the steps from Edinburgh Waverley Station at the top of Princes Street.– Scott Dunn