Property Details

Sale Agreed
PAUSE

Might it be time to consider a lifestyle change? Who would not be tempted by the opportunity to not only be your own boss, but also to live and work in beautiful Grasmere in the heart of the gorgeous Lake District National Park? Sounds wonderful doesn’t it, but how could you possibly afford to do that? By taking a lease assignment on a successful Guest House – that’s how. This is a superbly placed 6 en-suite bedroomed guest house with great owners accommodation offered on excellent terms.

The existing lease runs until 2024 with the option of taking either a reversionary lease until 2028 or a new lease from 2024, subject to agreement with the landlord. The rent is just £20,000 pa. A superb opportunity.

  • Superb lease assignment opportunity.
  • Rent £20,000 pa.
  • Excellent 6 en-suite bedroomed Guesthouse.
  • Lovely owners accommodation.

Location Located in a delightful position in the centre of Grasmere Village and yet is tucked away from the main thoroughfares this is a delightful and easily managed guest house. From our office in Ambleside head north on the A591 to Grasmere passing Rydal Water and Grasmere Lake along the way. Upon reaching the roundabout take the first exit into the village. On entering the village follow the main road, passing the church and famous ‘Grasmere Gingerbread’ shop on the right hand side, and the entrance is the next turning on the right after The Wordsworth Hotel. The drive leads you around the left hand side of the building where parking is found near the guest house entrance.

Description How many people have dreamt of moving to The Lake District and running a very comfortable and popular guesthouse of their own, but have been put off by the sometimes prohibitive costs of acquiring the right property? After all, you would want to be in one of the real "honey pot" centres wouldn’t you – Grasmere maybe. You would want great letting bedrooms of course, but also a welcoming level of comfort and privacy for yourselves as owners. Ideally you might want to take on an established business rather than starting from scratch – perhaps something five star rated and number 1 on Trip Advisor? Sounds expensive doesn’t it.

This wonderful guest house is the answer. Superbly placed in the very heart of the village and yet enjoying delightful views over the river to the fells beyond, this attractive stone and slate guest house ticks every single one of those items on the wish list above, and then some more.

With owners accommodation which includes a large bay fronted private lounge, spacious conservatory and an independent en-suite owners double bedroom and gardens, the privacy and comfort boxes are ticked with ease. There is a dedicated office (formerly a single bedroom), a family kitchen and 5 en-suite letting bedrooms, all of which are stylishly presented. There are several car parking spaces accommodating up to 6 cars, and the gardens are an absolute delight, attracting red squirrels with otter in the beck. And yes, it is already number 1 on TripAdvisor, so your new business could be off to a flying start, particularly given the projected numbers of visitors expected to be attracted to The Lake District (a Unesco World Heritage Site), over the coming years.

The property is offered by way of an assignment of the existing protected lease which runs until May 2024 with a current rent of £20,000 pa. There are options to either take a reversionary lease on assignment or renewing the lease taking it up to 2028 or beyond with standard renewal rights.

A copy of the lease and accounts are available to genuinely interested parties.

A truly splendid opportunity in stunning surroundings.

Accommodation (with approximate dimensions)

Covered Porch With a bench, the ideal place to sit and put on walking boots ahead of a day on the surrounding fells. Also having outside light.

Entrance Hall A warm and welcoming entrance with a useful under stair cupboard with shelves and light. Stairs lead to the first floor, and there is a radiator.

Dining/ Breakfast Room 15′ 10" x 10′ 9" (4.85m into bay x 3.28m max) A lovely bright and airy room enjoying dual aspect and wonderful river and garden views. Having a radiator the room comfortably provides 12 covers. The current owners usually limit the catering to breakfast only, but there is the option of extending the service to include evening meals should you so wish.

Owners Sitting Room 17′ 3" x 15′ 10" (5.26m max x 4.85m into bay) With wonderful garden views from the bay window, with window seat perfectly placed to sit and enjoy in comfort. Having a wood burning stove set upon a slate hearth, with slate surround and timber mantle making this a warm and cosy room in which to gather with friends and family. Glazed double doors lead to the conservatory, and there is a radiator for those cooler evenings.

Conservatory 17′ 3" x 9′ 4" (5.26m x 2.87m) Glazed on three sides with garden access through double doors, this is a fabulous light and airy space in which to dine, or relax at the end of the day with a glass of something cool. With an electric wall heater.

Cloakroom Having part tiled walls, a WC, and pedestal wash hand basin there is also ample space to hang coats. With a radiator, Vortice extractor fan and downlights.

Dining Kitchen 16′ 2" x 12′ 9" (4.93m x 3.91m) Part tiled with timber wall and base units, the focus of the room surely being the warm and wonderful gas twin Aga with hot plate and five ovens, with Elica extractor hood over. Wonderfully light thanks to the dual aspect, and benefitting from river and fell views, with a double sink and drainer with mixer tap, as well as an additional circular hand washing basin. Appliances include a Neff microwave, Liebherr fridge, and freezer and a Bosch dishwasher. There is plenty of space in which to both prepare meals and dine in comfort.

Utility/Laundry 9′ 10" x 8′ 0" (3.02m max x 2.44m) With tiled floor, wall units and shelving providing storage space. Having two integrated linen cupboards, and appliances including two Miele automatic washing machines, a Huebsch mains gas dryer, and an AEG fridge.

First Floor

Landing With a radiator, and stairs leading to second floor.

Owners Bedroom 16′ 2" x 12′ 11" (4.93m max x 3.94m max) A private hallway with built in storage cupboard leads to a light and airy double bedroom benefitting from both river and fell views, and with fitted wardrobes and drawers. Also having a radiator.

En Suite Having a three piece suite comprising a bath with Mira shower over, a wash hand basin set within a vanity style unit, and a WC. With tiled walls, a radiator, Xpelair extractor fan and downlights.

Guest Bedroom 3 14′ 0" x 10′ 9" (4.27m x 3.28m) A lovely light and airy dual aspect double room enjoying views of the garden, and having integrated wardrobes, dressing table and drawers as well as two bedside units. Also with a radiator.

En Suite With tiled walls and a three piece suite comprising a bath with Mira shower over, a dual flush WC and an inset was hand basin with mirror and shaver point over. Also having an opaque glazed arched window, a radiator and downlights.

Guest Bedroom 2 14′ 0" x 10′ 7" (4.29m x 3.25m) An inner hallway leads to a bright and spacious double room, currently with a super-king size bed and enjoying river, fell and garden views. With a radiator.

En Suite Having a three piece suite comprising a panel bath with Mira shower over, an inset wash hand basin with LED mirror and shaver point, and a dual flush WC. Also with a radiator and Addvent extractor fan.

Office 10′ 7" x 6′ 2" (3.25m x 1.88m) Having an integrated desk and drawers, with built in storage cupboard and a radiator.

Second Floor

Landing With Velux window, a radiator, external fire exit, and under eaves storage cupboard.

Guest Bedroom 8 14′ 0" x 10′ 7" (4.29m x 3.25m) A double room with garden views and glimpses of the fells beyond, with a radiator and downlights.

En Suite With tiled walls and a three piece suite comprising a bath with Mira shower over, a wash hand basin with LED mirror over, a shaver point, and a dual flush WC Also having a Velux window, a heated ladder style towel rail/ radiator and a Vent Axia extractor fan

Guest Bedroom 7 10′ 9" x 9′ 6" (3.28m x 2.90m) A wonderfully light double room with garden views, having integrated wardrobes and bedside units, and with a radiator and downlights.

En Suite With tiled walls and a three piece suite comprising bath with Mira shower over, pedestal wash hand basin with mirror and shaver point over and WC. Having a heated ladder style towel rail/ radiator, and Addvent extractor fan.

Guest Bedroom 6 12′ 7" x 7′ 8" (3.86m x 2.34m) A double room enjoying river views, and with integrated bedroom furniture including wardrobe, dressing table and bedside cabinets.

En Suite A light and airy bathroom thanks to the Velux window, with a three piece suite comprising a bath with Mira shower over, a pedestal wash hand basin with mirror over, and a dual flush WC. Also having a heated ladder style towel rail/ radiator and a Vent Axia extractor fan.

Outside

Boiler Room Additional useful storage space, and housing the two shared Prestige gas boilers, and the hot water cylinder. With light and power. The central heating is a shared facility with the Management Company with running costs apportioned evenly between the properties.

Parking There is space for guests to park up to 6 vehicles.

Garden A well maintained and cared for garden with wonderful mixture of trees and shrubs, with a designated patio area to really make the most of the surrounding views. A delightful spot from which to start the day with a coffee, or end it perhaps with a glass of something chilled. In addition there is a timber shed for storage of outdoor equipment and gardening tools. There is also an outdoor tap.

Note Under the terms of the lease no pets are permitted on the premises.

Services The property is connected to mains gas,electricity, water and drainage. There is gas central heating with shared boilers and double glazing.

Tenure The property is offered by way of an assignment of the existing protected lease which runs until May 2024 with a current rent of £20,000 pa. There are options to either take a reversionary lease on assignment or renewing the lease taking it up to 2028 or beyond with standard renewal rights.

The monthly service charge covering the heating, electricity and water is understood to currently be £836.
The surface water drainage charge is not included in the service charge, and is instead paid directly by the vendors.

Business Rates and Council Tax The property has a rateable value of £7,100 with the amount payable to South Lakeland District Council being £3,542.90
Small Business Rate Relief may be available.

Owners accommodation – Band A, South Lakeland District Council

Viewings Strictly by appointment with Hackney & Leigh Ambleside Office.

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

Video Walkthrough

360° Tour

Floor Plan

Floorplan Guest House, College Street, Grasmere, Ambleside, Cumbria, LA22 9SZ

Location

EPC

Brochure

Contact the Ambleside Office or call on: 015394 32800
  • This field is for validation purposes and should be left unchanged.