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Description: A traditional Lakeland Guest House in a prime trading location. In first class extended condition having 8/9 en-suite letting bedroom, with excellent turnover as a going concern.

The long-established business is situated midway between Windermere and Bowness on the main Lake Road with car parking. The property is in first class order and its not surprising that it has impressive occupancy rates and turnover. The property has also been granted planning permission, allowing a change of use as a bed and breakfast, for either short term holiday letting or to rent multiple units on a short hold tenancy agreement.

Constructed of stone and slate in the traditional Lakeland manner, St. John’s Lodge is actually a semi-detached property and has been considerably extended to create further letting accommodation. The accommodation currently offers 8/9 ensuite letting bedrooms with owners’ accommodation, private garden area and parking facilities.

The current vendor bought the property in 2014 and has had extensive refurbishment to upgrade the property. Planning permission has been granted on 12/03/2026 (7/2026/5028) allowing change of use to a Bed and Breakfast, for either short term holiday letting or to rent multiple units on a short hold tenancy agreement. The estimated current turnover to be around £195,000 per year and historically the last 7 year has turned around £173,000 despite being closed for long periods during the start of the business and then through the during the pandemic. The property also includes owner’s accommodation, providing a comfortable and private living space for those who wish to manage the guest house personally with generous living and private garden.

Accommodation: (with approximate measurements)

Ground Floor

Porch

Hallway With store under staircase, WC and wash hand basin.

Residents Sitting Room 16′ 8" x 12′ 8 into bay" (5.08m x 3.86m) Feature bay window, fireplace inset gas fire with marble hearth and wood surround. TV point.

Office 9′ 9" x 7′ 5" (2.97m x 2.26m) Containing Worcester gas central heating boiler, cylinder cupboard containing pressurised system, aided by solar power. Telephone point and shelving.

Windermere Letting Bedroom 3 24′ 4" x 11′ 10 max plus en-suite" (7.42m x 3.61m) A large room with 3 piece ensuite with WC, walk in shower, washbasin and heated towel rail. TV point and fitted wardrobe.

Owners Bedroom 2 12′ 6" x 10′ 7 inc en-suite" (3.81m x 3.23m) With 3 piece ensuite with WC, shower and pedestal washbasin and heated towel rail. TV point. This room is currently used by the owners, but could be an additional letting room.

Stairway: Stairs to lower ground floor with utility cupboard under stairs with washing machine and dryer.

Lower Ground Floor Door to garden.

Owners Bedroom 1 14′ 11" x 11′ 10" (4.55m x 3.61m) Large bedroom with 3 piece ensuite with WC, washbasin and walk in shower. Wardrobe and door which leads to outside.

Tarn Hows Letting Bedroom 1 12′ 1" x 11′ 10 inc en-suite" (3.68m x 3.61m) 3 Piece ensuite with WC, pedestal washbasin and shower. TV point.

Residents Dining Room 17′ 3" x 12′ 5 plus 11′ 7" x 6′ 9"" (5.26m x 3.78m) Tastefully decorated with beamed ceiling, with up to 20 Covers, wall mirrors, serving area and storage with mirrored door.

Kitchen 16′ 0" x 9′ 9" (4.88m x 2.97m) Commercially equipped with stainless steel double drainer, sink unit, fitted shelves, commercial dishwasher, 6 ring gas cooker, grill, 3 refrigerators, freezer, 2 microwaves, Worcester gas central heating boiler. Tiled floor and walls.

Stairs from Entrance Hall leads to First Floor

Ullswater Letting Bedroom 5 24′ 5" x 11′ 10" (7.44m x 3.61m) 3 piece ensuite with walk in shower, WC, washbasin and heated towel rail. TV point and cupboard.

Buttermere Letting Bedroom 6 10′ 11" x 9′ 8" (3.33m x 2.95m) 3 piece ensuite with WC, shower and pedestal washbasin. TV point.

Hawkshead Letting Bedroom 7 12′ 6" x 10′ 7 inc en-suite" (3.81m x 3.23m) 3 piece ensuite with WC, shower, pedestal washbasin and heated towel rail. TV point.

Keswick Letting Bedroom 8 17′ 2" x 10′ 8 into bay inc en-suite" (5.23m x 3.25m) Bay window and 3 piece en suite with WC, shower and pedestal washbasin. Heated towel rail and TV point.

Linen Room 9′ 0" x 6′ 5" (2.74m x 1.96m) Shelving.

Second Floor

Helvellyn Letting Bedroom 10 10′ 6" x 10′ 5 plus en-suite" (3.2m x 3.18m) 3 piece en suite with WC, shower and pedestal washbasin. TV point.

The Langdales Letting Bedroom 11 15′ 3" x 10′ 5 plus en-suite" (4.65m x 3.18m) 3 piece ensuite with WC, shower and pedestal washbasin. TV point.

Outside: Car parking to the front and side if so desired. There is also public parking across the road which guests use. Enclosed yard/sitting out area for owners.

Property Information:

Business: St John’s Lodge is to be sold as a going concern with the benefit of all contents (excluding personal items), fixtures, fittings and business goodwill. An inventory will be prepared upon sale. The present owners having run the successful business for 7 years with an average net turnover of £173,000 per annum. Accounts are available for inspection at Hackney & Leigh Ltd, Windermere office to bonafide applicants only.

Business Rates: The property has a Rateable Value of £12,250.00 with the amount payable for 2025/ 2026 being £6,272.00.

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

Tenure: Freehold. Sold with the benefit of advance bookings.

Planning Permission: Planning permission has been granted on 12/03/2026 allowing change of use to a Bed and Breakfast, for either short term holiday letting or to rent multiple units on a short hold tenancy agreement.

Services: Mains water, gas, drainage and electricity. Gas fired central heating from 2 boilers, aided by solar panels. Partial double glazing.

Viewing: Strictly by appointment with Hackney & Leigh Windermere Sales Office.

what3words & directions: ///brightens.fidgeting.throw Situated in a prime main road trading location on Lake Road, between the busy Lakeland villages of Bowness and Windermere often historically known as the "golden mile" for these types of businesses. From Windermere proceed down Lake Road, St John’s Lodge is approx. 25m past Baddeley Clock, opposite the former St Johns Church which is now converted into flats.

Anti-Money Laundering Regulations: Please note that when an offer is accepted on a property, we must follow government legislation and carry out identification checks on all buyers under the Anti-Money Laundering Regulations (AML). We use a specialist third-party company to carry out these checks at a charge of £42.67 (inc. VAT) per individual or £36.19 (incl. vat) per individual, if more than one person is involved in the purchase (provided all individuals pay in one transaction). The charge is non-refundable, and you will be unable to proceed with the purchase of the property until these checks have been completed. In the event the property is being purchased in the name of a company, the charge will be £120 (incl. vat).