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Holme Lea Church Street, Ambleside LA22 0BT
Price: £595,000
For Sale / To Let
Type: Guest House / Hotel

Property Details

LOCATION
Ambleside is arguably the most popular town in the National Park and benefits from a strong all year round visitor trade. Holme Lea benefits from a prominent position in the centre of the town on Church Street close to all amenities including shops, cafes, restaurants, bars, local primary school and churches.

DESCRIPTION
Holme Lea Guest House is a well presented and substantial traditional Victorian property spread over four floors including a cellar. A well established guest house which currently operates with five letting bedrooms of which four have en-suite facilities and the other has a private shower room. There is scope to create an additional letting bedroom as room six has been amalgamated into room five creating a large family room. A well proportioned property which has some attractive original features including the original Victorian staircase and original exposed pine doors. The guest accommodation provides three double rooms and two family rooms. Whilst the owners accommodation comprises of one double ensuite bedroom and private lounge on the ground floor, there is also the possibility of converting the cellar into an additional en suite bedroom or lounge. The property enjoys a sunny aspect and fine fell views from the majority of upstairs rooms towards Loughrigg and Wansfell Pike.

All rooms offer tea and coffee making facilities and TV’s. More information relating to tariffs etc. can be found at www.holmeleaguesthouse.co.uk Please note the sale is due to retirement.

ACCOMMODATION
Glazed Oak front door leading into an attractive wide hallway with open Victorian staircase. Leading to:

Dining Room
measurements
Generously proportioned room currently providing covers for 14 people. Feature inset fire sat on attractive marble hearth and surround. Substantial feature bay window. Concealed electric meter and fuse box.

Private Living Room
14’04 x 12’04 (4.34m x 3.73m)
With window seat and two useful storage cupboards. TV and telephone point.

Kitchen
Selection of wall and base units with stainless steel sink unit and mixer tap. Plumbing for washing machine and dishwasher. Extractor hood and part wall tiled.

Rear Hallway
With rear glazed door and fuse box. Leading to:

Private Bedroom One
11’04 x 9’09 (3.44m x 2.96m)
Double room with recessed shelving and TV point.

En-Suite
Three piece white suite comprising of shower cubicle, pedestal wash hand basin and WC. Fully wall tiled with extractor.

First Floor
Half landing with separate WC with wash hand basin. Part wall tiled with Velux window.

Private Bathroom (Bedroom Three)
Three piece white suite comprising of shower cubicle, pedestal wash hand basin and WC. Fully wall tiled with extractor. Useful shelving.

Rear Bedroom One
14’01 x 11’07 (4.26m x 3.51m)
Good sized double bedroom with attractive views towards St Mary’s Church, Fairfield Horseshoe and Loughrigg. TV point. Airing cupboard housing cylinder.

En-Suite
Three piece white suite comprising of corner shower cubicle, pedestal wash hand basin and WC. Fully wall tiled with extractor. Electric light/shaver point.

Front Bedroom Two
17’10 x 10’02 (5.41m dx 3.08m)
Attractive and generously proportioned family room comprising of one double and one single bed. TV point.

En-Suite
Three piece white suite comprising of corner shower cubicle, pedestal wash hand basin and WC. Fully wall tiled with extractor. Electric light/shaver point.

Front Bedroom Three
13’10 x 7’07 (4.20m x 2.30m)
Small double or generously proportioned single room. Wash hand basin with illuminated mirror.

Second Floor
Landing with useful linen cupboard.

Rear Bedroom Four
14’06 x 11’07 (4.40m x 3.51m)
Good sized double room with Dorma window giving attractive view towards St Mary’s Church, Fairfield Horseshoe and Loughrigg. TV point.

En-Suite
Three piece white suite comprising of corner shower cubicle, pedestal wash hand basin and WC. Fully wall tiled with extractor. Electric light/shaver point.

Bedroom Five & Bedroom Six
17’09 x 9’07 (5.39m x 2.91m) & 14’02 x 8’02 (4.29m x 2.49m)
Currently internally divided creating superb family room. One area having a double bed, with the other having a twin bed. Attractive views towards Wansfell Pike. Please note, Bedroom Six does have the origina door so could easily be converted.

En-Suite
Three piece white suite comprising of corner shower cubicle, pedestal wash hand basin and WC. Fully wall tiled with extractor. Electric light/shaver point.

Cellar
18’01 x 13’07 (5.49m x 4.11m)
Highly useful storage space with original flagged floors. Two rooms comprising of original slab work surfaces. Plumbing for washing machine with electric.

AMENITIES
The property benefits from a small seating area to the front of the property with a selection of planted shrubs and bushes. To the rear there is a small yard leading to private designated parking in Herold Yard.

SERVICES
All mains services are connected. Gas central heating.
Tenure: Freehold

TERMS
Business
Operating approximately 10 ½ months per annum. Currently operating below the VAT threshold, although there is great potential as its not currently advertised on portals such as Booking.com etc. The property is offered as a going concern with all future bookings and the majority of contents included.

OUTGOINGS
Rateable Value
£6,600 actual amount payable £3075.60.  This is currently reduced to ZERO as the vendor is entitled to Small Business Rates Relief, this may also be applicable to any purchaser. More details can be obtained from the Local Authority South Lakeland District Council 01539 733333.

PARKING NOTES
One designated parking space at the rear.

Ambleside Office
Ambleside
Ambleside Office
Loughrigg Villa
Kelsick Road
Ambleside
Cumbria
LA22 0BZ

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