Overview

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Anyone looking for a lifestyle-change, or simply the opportunity of stepping into a thriving Lakeland business should look no further than Mosscrag. Beautifully positioned in the gorgeous Ullswater valley, and enjoying wonderful lake and fell views, this bright and welcoming Guesthouse includes 6 letting bedrooms and superb owners accommodation.

Currently trading just below the VAT threshold but with superb scope to expand, these licensed premises offer a once in a lifetime opportunity for anyone with a desire to live and work in such a beautiful setting – now a Unesco World Heritage Site.

Property Details

Location Delightfully positioned near the centre of Glenridding, Mosscrag is ideally placed for immediate access to the Lakeland fells. To reach the property from Ambleside take the Kirkstone Road from the mini roundabout at the northern end of town and continue up the hill to the T junction opposite the Kirkstone Pass Inn. Turn left, proceeding down the Kirkstone Pass passing both Brotherswater and Patterdale. Upon reaching Glenridding itself turn left immediately after teh shops on the main road opposite The Glenridding Hotel before reaching the turning for the main public car park and proceed a couple of hundred yards along this lane where Mosscrag can be found on the left-hand side. There is car parking provision alongside and just beyond in front of the Village Hall where spaces are rented by the owners.

Description How often does an opportunity such as this arise? There are other Guesthouses available of course, but how many will tick quite so many boxes as Mosscrag? Anyone considering a lifestyle change, giving up the rat race to live and work in the Lake District National Park would be well advised to come and see what this welcoming stone and slate built semi-detached Guesthouse has to offer. It is manageable – 6 letting bedrooms – not so large that every waking moment is spent keeping on top of it, nor does it require a massive team of staff to operate smoothly. And yet it is large enough to provide a very healthy income. The current owners have made that work-life balance decision to operate just below the VAT threshold, but others might choose to develop the business further perhaps by opening by day as a café or tea room (a public footpath to Helvellyn, amongst other destinations, runs right in front of the property), providing evening meals for guests or simply by emphasising the licensed bar facilities further. The options are seemingly endless. The present business thrives on plenty of return visits, a high level of regular and reliable trade via various walking holiday specialists (Glenridding is a perfect stop off point on Wainwrights ever popular Coast To Coast long distance footpath) and from capitalising on wedding guest overspill from neighbouring larger specialist establishments which enjoy an all year round wedding industry. All of this makes it sound like you don’t even have to try that hard to make a good living whilst leaving you plenty of time in which to also enjoy the good life. You can indeed walk out of the door and be down at the lake shore in minutes. You can take an admittedly longer hike and be on top of Helvellyn or any of the beautiful mountain ranges which flank gorgeous Ullswater without troubling to find the car keys. The current owners do indeed enjoy all of these wonderful luxuries, but the excellent 4.5 star rating on Trip Advisor and 3 star Visit England ratings only come about as a result of providing an excellent service, the long term benefits of which are there to be inherited and enjoyed by the next fortunate owner. The fact that The Lake District National Park is now a Unesco World Heritage Site will surely draw even more tourists to the region over the coming years, particularly if more Brits are going to holiday at home in future as expected, making this the ideal time to step into the hospitality business.

The bright accommodation achieves that perfect balance of being welcoming for guests and private for the owners, as well as offering splendid views from virtually every single window. The Breakfast/Dining Room has 12 covers and is supplemented by a guests Sitting Room where the bar is located. This is the perfect meeting point particularly for walking groups or families, but could easily revert back to provide further owners accommodation if desired. The owners already enjoy a lovely separate sitting room of their own on the ground floor, which includes a designated office area. There is also a well equipped kitchen, utility/laundry room and a modern shower room on the ground floor with a private staircase leading up to the first floor owners bedroom. The main Guests staircase is off the original hallway and leads to three first floor guest bedrooms (two ensuite) plus a shower room, with three further letting bedrooms (two en-suite) on the second floor.

There are two car parking spaces on site and the current owners also rent 7 further car parking spaces from the nearby Village Hall for around £200 pa. We have no reason to believe that this arrangement will not continue indefinitely for the new owners, but there is a large public car park nearby should the need arise and from where potential tea room customers could see the property.

This is not an opportunity which you will want to miss, so come and view soon whilst you have the chance.

Accommodation (with approximate dimensions)

Entrance Hall Spacious and light with room for boots and coats, with a radiator and useful under stair cupboard for storage. The main staircase for the guests accommodation is located here.

Breakfast/Dining Room 15′ 10" x 11′ 10" (4.83m x 3.62m max) A lovely light and airy dual aspect room benefitting from great fell views from the lovely bay window and having 12 covers, two radiators and a serving hatch from the kitchen currently housing a refrigerated food display unit.

Kitchen 6′ 8" x 6′ 6" (2.04m x 2.00m) Having stylish wall and base units with complementary work surfaces, tiled walls and an integrated stainless steel sink and a half with drainer and mixer tap. With appliances including a commercial six ring gas cooker, an electric grill, Jolly dishwasher, Beko fridge and a commercial extractor fan and with shelving providing useful extra storage.

The separate pantry or storage area is shelved and has appliances including a Beko fridge, a pantry size freezer and a Delonghi microwave.

Laundry Room 7′ 2" x 7′ 2" (2.20m x 2.20m) Housing the two Hoover Dynamic Nest washing machines, and two Indesit tumble dryers and having generous shelving. With a glazed timber external door.

Guests Lounge/ Bar 15′ 8" x 12′ 0" (4.80m x 3.66m) A cosy welcoming room in which guests can relax with a drink from the licenced bar having its own bottle fridge, and also benefitting from integrated book cases, a radiator and with glazed double doors linking the owners accommodation. Those who might wish to incorporate this room into the owners accommodation could easily do so.

Owners Accommodation

Sitting Room 19′ 2" x 18′ 0" (5.85m x 5.50m max) A welcoming room in which to relax with its gas wood burning style stove set within an exposed stone corner chimney breast wall. Also having a radiator for cooler evenings, and glazed timber external door leading to the patio area beyond. With wall lighting points.

Tucked away to the side is an additional office area with storage cupboard, a radiator and spot lights.

Inner Hallway

Boiler Room Housing the Grant boiler and with additional useful storage space.

Owners Shower Room Having tiled walls and floor and with a three piece suite comprising a WC, wash hand basin with mixer tap and mirror over, and a double headed Mira shower. Also with extractor fan, down lights and loft access.

Owners First Floor Accessed via a private second staircase.

Owners Bedroom 18′ 9" x 17′ 10" (5.72m x 5.46m) A spacious double room with under eaves storage, two radiators, loft access and having down lights.

Main First Floor (via main stairs)

Landing With a radiator, and generous airing cupboard housing the hot water cylinder currently used as a linen store.

Shower Room Having tiled walls and a three piece suite comprising a WC, pedestal wash hand basin with LED mirror over, and a Mira sport shower within a glazed cubicle. Also with a heated ladder style towel rail/ radiator and an extractor fan.

Bedroom 2 11′ 10" x 8′ 0" (3.63m x 2.46m) A lovely light double room with fell views, and having a wash hand basin set in a vanity unit with mirror over.

En Suite With part tiled walls and having a WC and a Triton shower set within a glazed cubicle, with an extractor fan.

Bedroom 3 11′ 10" x 9′ 8" (3.63m x 2.95m) A double room with views of the nearby fells, and benefitting from having a pedestal wash hand basin with mirror and light/ shaver point over, and a radiator.

Bedroom 4 10′ 10" x 10′ 7" (3.32m x 3.25m) Currently the four poster bedroom, this welcoming room also has fell views. With a picture rail and a radiator.

En Suite Lovely and light thanks to the large window with views of the fells beyond. With tiled walls and having a four piece suite comprising WC, bidet, pedestal wash hand basin with mirror over, and a Mira shower set within a glazed cubicle. Also having a radiator and an extractor fan.

Stairs to Second Floor

Bedroom 5 (6) 11′ 11" x 11′ 0" (3.65m x 3.37m) Currently known as Bedroom 6, (there is no longer a named "bedroom 5") this is a double room with a wash hand basin set within a vanity unit having useful storage under and with an LED mirror over.

En Suite With tiled walls, a WC, Triton shower and an extractor fan.

Bedroom 6 (7) 10′ 6" x 9′ 8" (3.22m x 2.95m) Currently known as Bedroom 7, this is a double room with fabulous fell views and benefitting from having a wash hand basin with storage cupboard beneath and a radiator.

Bedroom 7(8) 11′ 11" x 10′ 9" (3.65m x 3.29m) Currently known as Bedroom 8, this is a double room in the eaves, having a wash hand basin with storage cupboard beneath, and a radiator.

En Suite With tiled walls and having a WC and a Triton shower, and an extractor fan.

Outside Having space to park two cars along side the property, and with the benefit of a further seven spaces available near Glenridding Village Hall by agreement for an annual cost of around £200.

With a courtyard flagged patio at the front, perfect for relaxing with a morning coffee or perhaps a glass of something cool at the end of the day or for serving as an outside seating area should tea room use be considered (subject to any necessary consents). A path around the side leads to the dedicated refuse/ recycling area, and Calor gas canister storage space with steps leading to the timber shed and oil tank.

Services The property has mains electricity, water and drainage, with oil central heating and double glazing throughout.

Tenure Freehold.

NOTE Like much of Cumbria, Mosscrag was affected by Storm Desmond in 2015 when it experienced the first flooding since the 1930’s. The historic flooding was due to an error at the then working Greenside mines where a sluice gate was left unopened. As a result of the more recent events the Environment Agency have put a great deal of effort and expense into ensuring that it should never happen again. The river system has been substantially upgraded and flood defences installed. The current owners have also re-designed and rebuilt the front garden wall and introduced further defences of their own simply as a precautionary measure.

Council Tax / Business Rates Owners Accommodation – Eden District Council

Mosscrag Guest House has a rateable value – £8100, with the amount payable for 2018/19 being £37747.60. The current owners enjoy the benefit of small business relief.

Viewings Strictly by appointment with Hackney and Leigh, Ambleside office. Telephone 015394 32800.

Energy Performance Certificate The full Energy Performance Certificate is available to view on our website, and also at any of our offices.

Video

Floor Plan

Floorplan

Location

EPC

Brochure

Contact the Ambleside Office or call on: 015394 32800
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