A superb opportunity to acquire an AA 4**** Rated Bed and Breakfast/Guest house (or Private Home) nestled in the very heart of the town with easy access to closeby amenities, promenade and Park Road Gardens. A great base from which to explore the Lake District and its many attractions. Lovingly owned and stylishly presented throughout with 4 double, en-suite letting rooms, guest dining room, guest bathroom, owners accommodation and private parking. Viewing highly recommended.
- Immaculately presented
- 2 Private parking spaces
- Ideally located for amenities
- All letting rooms en-suite
Location/Description This delightfully presented guest house has been sympathetically upgraded and improved over the years to now offer its lucky new owners a property ready to ‘walk into’ and carry on running as a successful business or private residence and having a range of eco-friendly measures including solar panels and heater exchange in order to minimise running costs. Currently run over 9 months of the year but could easily be extended to 12 months and increase turnover accordingly. There is also a Café licence in place.
Comprising; 4 stylish double, en-suite letting rooms, guest bathroom and guest dining room. Guest/owners lounge, Commercial kitchen, laundry room, office and Owners Accommodation comprising small living room, shower room and double bedroom.
To reach the property from our Grange office proceed up the hill turning right at the roundabout into main street. At the junction (with Higginsons butchers) turn left into Kents Bank Road. Proceed along this road and and after passing the car park, ‘Birchleigh’ can be found approximately 50 yards along, on the left hand side.
Accommodation (with approximate measurements)
Entrance Vestibule with coded door entry system. Front door opens to:-
Hallway stairs rising to the first floor and large radiator with attractive fret-cover over and door to:-
Guest Dining Room 16′ 5" x 13′ 0" (5.01m x 3.97m into bay) with room for 4 tables and chairs, uPVC double glazed bay window with fitted blinds and feature ceiling rose. Double doors open to:-
Lounge 14′ 10" x 12′ 11" (4.54m x 3.95m) currently used by the owners but could be a guest lounge if required. Double glazed window, TV and telephone points, TV door monitor and courtesy door into the Hallway.
Kitchen 11′ 3" x 8′ 5" (3.44m x 2.57m) having a range of high gloss, cream wall and base units with complementary work surfaces and tiled splash-back incorporating stainless steel double sink with drainer and further stainless steel wash hand bowl. 2 Gourmet Classic gas ovens with double cooker hood over and extensive stainless steel splash back. Dishwasher, window and useful walk in pantry. Door to:-
Laundry/Utility Room the ‘work horse’ room to the property! Stairs down to further owners accommodation, large stainless steel counter with storage, shelving and cupboards. uPVC double glazed stable style exterior rear door, with windows to either side and access into the:-
Boiler Room with 2 hot water cylinders, pump system, Valliant gas central heating boiler, washing machine and controls for the solar panels.
Stairs down from the laundry room lead to:-
Entrance Hall with doors to office and living room.
Office currently used as a walk in wardrobe but could be a small office if so required.
Living Room 13′ 10" x 10′ 4" (4.22m x 3.16m) a pleasant room to relax in after a hard days work! TV Point. Opening to:-
Inner Hall with doors to:-
Shower Room having a 3 piece white suite comprising low flush WC, pedestal wash hand basin and tiled shower cubicle. Shaver point, heated towel rail and storage cupboard.
Bedroom 15′ 8" x 9′ 6" (4.79m x 2.90m) into bay a double room with uPVC double glazed, frosted glass, escape window.
From the main hallway stairs rise to a half landing with doors to the WC, house bathroom and further short stairs to the first floor landing.
House Bathroom having a tiled floor and 3 piece white suite comprising twin grip bath with tiled surround, dual flush low level WC and wash hand basin with mirror over and cupboard under. uPVC double glazed window and large linen cupboard.
Separate WC currently utilised as a store room but comprises low level WC and wall mounted wash hand basin. Tiled floor and small frosted glass window.
First Floor Landing with doors to letting rooms 1 and 2 and further stairs to the second floor.
Letting Room 1 11′ 3" x 10′ 4" (3.44m x 3.15m) a double room with double bed, dressing table with light over, 2 bedside cabinets, wall mounted TV and uPVC double glazed bay window with bay view. Recessed hanging space and door to:-
En-Suite Shower Room having a tiled floor and modern 3 piece white suite comprising dual flush WC, wash hand basin with mirror over and cupboard under and large shower enclosure with tiled surround. Heated towel rail, extractor fan, shaver point and 2 wall lights.
Letting Room 2 16′ 8" x 12′ 11" (5.09m x 3.94m) double room containing a double bed, oak wardrobe, dressing table and 2 bedside cabinets. Wall mounted TV, 2 wall lights, uPVC double glazed bay window and door to:-
En-Suite Shower Room tiled floor and modern 3 piece white suite comprising; dual flush WC with concealed cistern, wash hand basin with mirror over and cupboard under and large shower enclosure with tiled surround. Heated towel rail, extractor fan, shaver point and 2 wall lights.
From the first floor stairs with small half landing with feature stained glass window, lead up to the second floor.
Second Floor Landing Built in linen cupboard with access to the loft. Doors to letting rooms 3 and 4.
Letting Room 3 11′ 3" x 10′ 4" (3.44m x 3.15m) double room with double bed, dressing table, 2 bedside cabinets, recessed hanging rail and wall mounted TV. uPVC double glazed window with bay views. Door to:-
En-Suite Shower Room tiled floor and 3 piece white suite comprising; dual flush WC, wash hand basin, with mirror over, set on a wooden stand with shelf and large shower enclosure with tiled surround, Extractor fan, shaver point, heated towel rail and 2 wall mounted lamps.
Letting Room 4 16′ 7" x 12′ 11" (5.07m x 3.94m) generous room with double and single bed, wardrobe, dressing table, 2 bedside cabinets wall mounted TV and 2 lamps. uPVC double glazed window and door to:-
En-Suite Shower Room tiled floor and 3 piece white suite comprising; dual flush WC with concealed cistern, wash hand basin with mirror over and cupboard under and large shower enclosure with tiled surround. Shaver point, extractor fan, heated towel rail and 2 wall lamps.
Front Garden small gated forecourt with sitting area.
Rear Aspect/Parking parking space for 2 cars. There is a summerhouse presently ‘in situ’ which if removed would increase parking capacity to 4 vehicles.
Services: mains water, gas, electricity and drainage. Solar panels.
Business Rates & Council Tax: RV £4050.00 small business relief in place.
South Lakeland District Council – Band A.
Accounts: A copy of the accounts is available to interested parties who have viewed the property.
Viewings Strictly by appointment with Hackney & Leigh Grange Office.
Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices.
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