hunters way guest house, eskin street, keswick · 2015. 3. 17. · hunters way guest house 4, eskin...

Hunters Way Guest House 4, Eskin Street Keswick Cumbria CA12 4DH

Brief RésuméWell established family run guest house business close to Keswick town centre in the Lake District. Fine Victorian listed building offering six guest bedrooms (5 ensuite) plus flexible owner’s accommodation.

DescriptionHunters Way Guest House offers a well established privately run business with real potential for further development. The present owners have put considerable investment into the maintenance and upkeep of this most attractive Victorian building. The property forms part of a short terrace of similar properties which are jointly listed, most notably reflecting the decorative architectural features to the front facades. Hunters Way, along with its neighbours, is set slightly back from the road with a small garden area to the front leading to a most welcoming arched front entrance. The accommodation is well proportioned and equipped, offering a spacious dining room, and six well appointed guest bedrooms which include four en-suite double bedrooms (one of which incorporates a further single bed), plus two single bedrooms (one with en-suite, WC and wash basin, and one standard room). The owner’s accommodation comprises a private ground floor lounge, large kitchen, bedroom and bathroom, and further attic bedroom and bathroom. Some rooms have pleasant outlooks over the town and towards the surrounding Lakeland fells. This is an excellent business opportunity with a great deal of potential for further investment and development.

Keswick, on the shores on Derwentwater, is the principal tourist centre of the northern part of the Lake District National Park, is surrounded by spectacular scenery, and is within easy reach of all of the main visitor attractions of the area. Keswick has developed into one of the most visited towns in the UK. Business is further supplemented by way of established events such as the Keswick Convention, Jazz, Beer, Literary, and Mountain festivals, and the now famous “Theatre by the Lake”

Accommodation:Hunters Way is a substantial property arranged over 4 floors. The guest accommodation is well appointed, and the 6 letting guest rooms are equipped with tea and coffee making facilities, flat screen televisions, central heating, and full ensuite facilities to 4 larger rooms, the 2 single rooms having more limited facilities together with the use of a well appointed bathroom on the first floor. The accommodation is arrange as follows:

Ground Floor

Entrance LobbyLarge panelled entrance door with half round window above, corniced ceiling, picture rail and dado rail, inner glazed door with side screens and window above leads to:

HallwaySpacious reception hall with corniced ceiling, picture rail and dado rail, radiator, feature arch with stairs off to the first floor, doors to dining room, private lounge, and kitchen

Dining RoomDecorative feature moulded cornice to ceiling, picture rail, feature Victorian cast iron fireplace with open grate, floral patterned tiled inlay, marble mantelpiece and hearth, wall lights, radiators, double glass interconnecting doors to private lounge, large bay window to the front

Owner’s Private Lounge Wall mounted gas fire, ornate corniced ceiling, wall lights, radiator, window to the rear

KitchenUnderstairs cupboard, extensive range of fitted cupboards and drawers with matching work surfaces, laminated up-stand, stainless steel sink with mixer tap, commercial gas cooker with 6 burner hob and oven, stainless steel gas double oven, electric eye-level grill, plumbing for dish washer and washing machine, plus dryer, fridges and freezers, small wash hand basin. Worcester gas fired boiler, windows to side, door to side/rear yard, and further glass door to:

Rear Lobby

Shower roomShower, WC, wash basin with cupboard beneath, extractor fan, and radiator

Owner’s BedroomDouble bedroom with radiator, upvc double glazed window to the rear with fitted Venetian blind

First Floor

Broad staircase with dado rail leads to:

First Floor

Half LandingRear lobby with skylight, fitted shelves, and dado rail

BathroomPanelled bath with Mira electric shower above and folding shower screen, WC, wash basin with mirror, light and shaver point above, radiator, extractor fan, chrome ladder style radiator, fitted cupboard, recessed ceiling lights , upvc double glazed window to the rear

Separate WC – Window to side, loft access

Main LandingRadiator, range of full height cupboards including linen/airing cupboard

Bedroom 1Double bedroom with wash basin having light and shaver point above, radiator, corniced ceiling and picture rail, window to the rear

Ensuite Shower RoomWith tiled shower cubicle incorporating Mira electric shower, WC, and extractor fan

Bedroom 2Double bedroom plus single bed, ornate frieze/cornice, picture rail, radiator, large bay window to the front

Ensuite Shower RoomWith respatex style wall covering, Mira electric shower, electric fan, WC, with mirror, light and shaver point above, white ladder style radiator

Bedroom 3Single standard room with wash basin having light and shaver point above, radiator, arched window to the front


Berwick upon Tweed | Carlisle | Galashiels | Keswick | Newcastle | Windermere

Second Floor

Half Landing Large window to the rear incorporating coloured and patterned glass border

Main LandingStore cupboard, stairs off to attic rooms and radiator

Second Floor

Bedroom 4Twin bedroom with wash basin having light and shaver point above, radiator, and window to the rear

Ensuite Shower RoomTiled shower cubicle with Mira electric shower, extractor fan, and WC

Bedroom 5Double bedroom with feature white painted old Victorian fireplace, radiator, and arched window to the front

Ensuite Shower RoomShower cubicle with respatex style wall covering, Mira electric shower, extractor fan, WC, wash basin with mirror, light and shaver point above, white ladder style radiator

Bedroom 6Single bedroom with radiator, and arched window to the front

Ensuite WC, wash basin with mirror light and shaver point above and extractor fan

Attic/Third Floor

LandingWith under eaves storage

BedroomDouble bedroom with radiator and dormer window to the front

BathroomPanelled bath with mixer tap and shower attachment, WC, wash basin with light and shaver point above, radiator, and velux roof window

OutsideTo the front is an attractive small garden area with low stone front boundary wall, and to the rear is a small yard leading onto a shared private access lane

ServicesAll mains services are connected

The BusinessThe present owners have established a successful business over a number of years, and over that time have invested considerably in ongoing maintenance and improvements, including new boiler, upgrading of guest bedrooms, and maintenance to the front bays etc all of which provides long term benefit to a future owner. In addition the present owners advise that, on average over the last 3 years for personal reasons they have been closed for around 7 weeks per annum. The accounts show a turnover of approximately £65,000 for the year end 31st March 2013. Audited accounts for the last 3 years will be made available to genuinely interested parties who have already inspected the premises. Additional information is available on the business website www.hunterswaykeswick.co.uk

Council Tax/Business RatesWe are verbally informed by Allerdale Borough Council that the property has a Rateable Value of £6,900. The Valuation Office website identifies the property as being in Band ‘A’ for the owner’s private accommodation and the Allerdale Borough Council website lists the Council Tax payable for the current year, 2014/15 as being £ 1,084.23p

PriceOffers are invited in the Region £465,000 (four hundred and sixty five thousand pounds) for the freehold interest in Hunters Way Guest House, as a going concern with the benefit of forward bookings, goodwill, trade contents (excluding personal items) plus stock at valuation. An inventory of contents will be made available in due course.All offers should be made to the Agents, Edwin Thompson LLP

ViewingStrictly by appointment through the Agents, Edwin Thompson LLP

Ref: P1070


IMPORTANT NOTICEEdwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that:1. 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.2. 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 cor-

rect, 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.3. 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.4. 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.5. These particulars were prepared in January 2012.

28 St John’s Street, Keswick, Cumbria CA12 5AF

T: 017687 72988 F: 017687 71949 E: [email protected]: edwin-thompson.co.uk

Berwick upon Tweed Carlisle Galashiels Keswick NewcastleWindermere

Edwin Thompson is the generic trading name for Edwin Thompson Property Services Limited, a Limited Company registered in England and Wales (no. 07428207)

Registered office: 28 St John’s Street, Keswick, Cumbria, CA12 5AF.

Regulated by RICS

hunters way guest house, eskin street, keswick · 2015. 3. 17. · hunters way guest house 4, eskin...

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