**Property summary
**
A Prime traditional 18th Century Lakeland Inn and 11 bedroom Boutique Bed &
Breakfast forming a successful trading business with attractive front
courtyard seating area.
Situated in the centre of the honey - pot Lakeland village of Hawkshead, steeped
in history and next door to the school that beloved poet William Wordsworth
attended.
Offering 11 unique and recently refurbished boutique bed & breakfast rooms, an
attractive Lakeland Inn with bar and seating area, breakfast room, commercial
kitchen and ancillary accommodation.
Turnover Year Ending 31 March 2023 - £474, 110 with scope to develop the
overall offering.
A rare opportunity to purchase a freehold Lake District National Park
property.
Offers invited at a guide price of £1, 500, 000 including fixtures, fittings and
goodwill.
**Key property & business highlights
**
Well presented and highly successful public house and guest accommodation
offering with healthy turnover & profits.
Genuine walk - in condition with fixtures, fittings and appliances.
Located in Hawkshead, a honey - pot Lake District National Park tourism location
popular with tourists and locals alike.
Covers for 45 plus with 20 covers located externally, enjoying the pretty
village centre outlook.
Opportunities to improve the food offering and create a standout dining
experience.
This is a rare and wonderful opportunity to purchase a freehold Lake District
asset.
**Location
**
The Sun Inn Boutique is situated in the attractive Hawkshead, in the Lake
District National Park, Cumbria, in the North West of England.
Hawkshead provides a large village with an approximate population of 519 (2011
Census) and is known as one of the prettiest villages in the Lake District
National Park. Hawkshead is reached via the B5285, and provides a lively
community with a number of public houses, restaurants, gift shops and local
services. Esthwaite Water is a short distance to the south offering a popular
visitor attraction for fishing, sightseeing and walks. Other nearby areas of
local interest include Skelwith Bridge and Elterwater which are around 8 miles
to the north west, The Langdales which are circa 10 miles to the north,
Coniston is around 6 miles to the west and Windermere via Windermere Ferry is
4 miles away, a popular walking route from Hawkshead.
Ambleside is the nearest town being approximately 7 miles to the north, has an
approximate population of 2, 600 and is a major tourist resort at the top of
Lake Windermere providing a wide range of hotels, guesthouses, restaurants and
shops and is one of the most favourable town bases for exploring the Lake
District. There is a Co - Operative convenience food store, Tesco Express, a
variety of restaurants and public houses and local retail services including a
high level of outdoor clothing shops.
There is a bus station within Ambleside providing local services to Windermere
where there is also a train station providing connections to Kendal and
Oxenholme Station which is on the main North West Virgin Train Line as well as
regular bus services. Oxenholme offers direct routes to London (approximate
journey time 2 hours 50 minutes) and Glasgow (1 hour 45 minutes).
The Lake District National Park which was designated in 1951, is the largest
National Park in England and was recently awarded unesco World Heritage
Status. It covers 2, 362 square kilometres following the extension of its
boundaries in August 2016 and makes up a third of the total area of Cumbria
extending across parts of Eden, Allerdale, South Lakeland and Copeland. The
National Park has a population of 41, 100 (2011 Census) and attracts
approximately 18, 410, 000 visitors each year with tourism being the major
industry. (Source - Lake District National Park).
Hawkshead village centre is a thriving tourism, retail and leisure hub with a
range of local and regional retailers including, Hawkshead clothing store,
Lake District National Park bike hire, Haddows of Hawkshead, Hawkshead
Chocolate & Fudge Company, Beatrix Potter shop, Poppi Red as well as a variety
of local gift shops, cafes, public house and leisure operators.
Excellent visitor destinations are also on the doorstep, Hill Top, the home of
Beatrix Potter is a little over two miles away, a National Trust property
attracting visitors from across the Globe. Grizedale Forest which has Go Ape
high ropes course, renowned walking and cycling trails and bike hire, tearoom
and sculpture exhibition is 3 miles to the south and Wray Castle another
National Trust property is a short distance to the north east, offering a
lovely visitor attraction with café facilities, lakeshore access and walking
trails.
**Description
**
The property comprises an attractive stone built mid - terrace 18th Century
Lakeland inn and boutique bed & breakfast incorporating a well presented
ground floor public house with lower ground floor ancillary accommodation, 10
ground, first and second floor en - suite guest bedrooms and a further lower
ground floor self - contained guest suite. Externally, the property benefits
from an attractive from courtyard seating terrace, offering sought after
external drinking/eating space.
The Sun Inn
The ground floor of the property comprises and open plan bar and seating,
area, office, guest WC facilities, guest dining/breakfast room, commercial
kitchen, and commercial preparation area.
Bar and Public House - the bar is arranged as a rear traditional timber
serving bar, open plan seating area and two large front bay window seating
sections with a mixture off freestanding tables and seating options providing
approximately 30 covers with access to the male and female toilet facilities
and adjacent dining/breakfast room.
Dining/Breakfast Room - adjacent through a stepped walkway is an open plan
guest dining room, with approximately 18 covers.
Commercial Kitchen - arranged as a commercial kitchen and separate commercial
preparation room, offering a fully equipped modern commercial kitchen with a
range of freestanding and built - in stainless steel preparation tables, sinks,
hand wash area, commercial extraction unit and commercial appliances including
oven, hob, fryers, and fridge and freezers.
A staircase from the commercial preparation room provides access down to the
lower ground floor stores, utility room, and cellar.
Guest Accommodation
The guest bedrooms have recently been refurbished to a high standard
throughout offering en - suite facilities to each room and having individual
features, layout and design.
Ground Floor
Steps from the public house and bar access an internal lobby and doors to
guest bedrooms 9 and 10.
Two large en - suite guest bedrooms with modern fixtures and fittings and
traditional features.
First Floor
A rear staircase leads to the first floor and guest bedrooms 1, 2, 3 and 4.
The guest bedrooms include two double en - suite guest rooms, a four poster en -
suite guest room and an en - suite family room incorporating original panelling,
exposed stone feature walls, original timber beams and unique features.
Second Floor
The rear staircase continues up to the second floor and Guest Bedrooms 5, 6, 7
and 8.
Incorporating four double en - suite rooms, one arranged as a twin, situated
within the eaves of the building, providing original features, roof windows,
bespoke floor windows and exposed stone feature walls.
Externally to the front is a private door to Guest Bedroom 11 which is a self
contained guest suite which presents to a high standard offering a king size
guest room with en - suite, entrance lobby and roof windows. To the front is a
small private outside decked seating area.
**Accommodation
**
The property has an approximate gross internal floor area as follows:
Lower Ground Floor 106. 05m2 (1, 142 sq ft)
Ground Floor 198. 65m2 (2, 138 sq ft)
First Floor 94. 10m2 (1, 014 sq ft)
Second Floor 99. 53m2 (1, 071 sq ft)
Total approximate Gross Internal Area 498. 41m2 (5, 365 sq ft)
**Services
**
It is understood that the site is connected to mains electricity, gas, water
and drainage/sewerage systems.
It should be noted that the services have not been tested and therefore
prospective purchasers should make their own enquiries.
**Energy performance certificate
**
It is understood that the property has an Energy Performance Asset Rating of
C62, expiring 22 June 2031.
A copy of the Energy Performance Certificate is available upon request.
**Fixtures & fittings
**
All fixtures and fittings are to be included within the sale, however any
items that are owned by a third party or personal to our clients will be
exempt.
**Trading information
**
Full trading profit and loss accounts will be made available to seriously
interested parties only after viewing the property.
**Rateable value
**
The voa website states that the property has a Rateable Value of £45, 000 and
is described as a public house & premises.
**Tenure
**
The property is held freehold with the extent shown red on the attached plan.
**Proposal
**
Offers invited at a guide price of £1, 500, 000 for the freehold interest which
includes the business goodwill, fixtures and fittings.
All enquiries to sole agents Edwin Thompson and it should be noted that our
Client is not obliged to accept the highest or any offer.
**VAT
**
All figures quoted are exclusive of VAT where applicable.
**Legal costs
**
Each party to bear their own legal costs in the preparation and settlement of
the sale documentation together with any VAT thereon.
**Viewing
**
The property is available to view strictly by appointment with the Windermere
office of Edwin Thompson, contact:
Joe Ellis at our Windermere Office.
**Important notice**
Edwin Thompson for themselves and for the Vendor/Landlord of this property,
whose Agents they are, give notice that:
The particulars are set out as a general outline only for the guidance of
intending purchasers and do not constitute, nor constitute part of, any offer
or contract.
All descriptions, dimensions, plans, reference to condition and necessary
conditions for use and occupation and other details are given in good faith
and are believed to be correct, but any intending purchasers should not rely
on them as statements or representations of fact but must satisfy themselves
by inspection or otherwise as to their correctness.
No person in the employment of Edwin Thompson has any authority to make or
give any representation or warranty whatsoever in relation to this property or
these particulars, nor to enter into any contract relating to the property on
behalf of the Agents, nor into any contract on behalf of the Vendor.
No responsibility can be accepted for loss or expense incurred in viewing the
property or in any other way in the event of the property being sold or
withdrawn.
These particulars were prepared in October 2023.

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