0 Bed Guest House For Sale

Set in approximately 1.5 acres of grounds and gardens, Scales Farm Country Guest House offers six welcoming, ensuite, guest bedrooms, lounge and breakfast room. The self contained, spacious, three bedroom owner's accommodation is a real asset for those looking to acquire an easily managed, lifestyle business opportunity.

Located in the hamlet of Scales, midway between the M6 at Penrith and the market town of Keswick, this popular guest house, originally built in the 1650's, is set in an elevated position with views looking south across the valley to the surrounding fells and with Blencathra rising immediately to the north.



The location is ideal for those wishing to explore the Lake District on foot, by bike, by car or on the water. Footpaths lead directly onto the hills, the C2C cycle route passes the front door, the neighbouring A66 provides excellent communications links across the Lake District and the lakes of Derwentwater, Ullswater and Bassenthwaite are all just a few minutes? drive away. This, combined with the quality of the accommodation, generates a strong, year-round trade with over half being repeat guests, and excellent online reviews and recommendations.

Originally built as a Lakeland longhouse, this traditionally constructed farmhouse was converted into a family run guest house in the 1980s.



The front door opens to a welcoming guest lounge with log burning stove and beamed ceiling.



The breakfast room can comfortably accommodate all guests. Breakfasts are prepared from the generous kitchen in the owner?s accommodation.

The current owners have, in the last 13 years, undertaken a number of significant changes to the property that have included a new kitchen that services both the owner?s accommodation and is also used to prepare and serve the guests breakfasts.



The central heating and hot water systems have been completely replaced with a biomass boiler that services all the heating and hot water needs of the whole property. The new system is very efficient and economical to run and benefits from a feed in tariff that significantly reduces the heating costs.

There are six guests bedrooms that can accommodate up to 14 guests.



? All the bedrooms are ensuite (two with baths and four with showers)



? Three bedrooms are on the ground floor and each benefits from its own external access



? Three rooms are presented as double and the three larger rooms can be presented as either double/twin or family rooms.



? All rooms benefit from central heating, TV's Wi-Fi, fridges and tea/coffee making facilities

The property stands in approximately 1.5 acres of grounds and gardens. This includes a large patio area to the front with beautiful views and parking. The sloping drive leads to a good size car park with enough space to accommodate at least one car per guest bedroom. This is in addition to the owner?s own separate parking area. To the rear there is a sloping lawned garden and beyond the beech hedge a paddock with stables. In addition, there is an outside WC and secure cycle storage.

The eastern end of the farmhouse is given over exclusively to form the spacious owners accommodation.



On the ground floor there is a welcoming lounge, a spacious farmhouse kitchen/diner, second kitchen with utility area, boiler room/drying room and doorway through to guest accommodation, in addition to maintaining its own external access.



On the first floor there are three well presented ensuite bedrooms offering a flexible layout for the owners to utilise to suit their lifestyle and family.

The current owners acquired the business in 2012 and are now looking to retire. During their time at Scales Farm, our clients have invested significantly in the property which is evident the moment one steps foot through the door.



The business is currently run as a bed and breakfast guest house, however there is an opportunity for a new owner to change the business model to suit their own needs and requirements.



With noted growth in demand in the holiday rental market for larger, exclusive self-catering properties, our clients are currently applying for change of use planning permission to allow Scales Farm to be operated as either a guest house, a single self-contained holiday let, or to be utilised as a private residential property ? further details are available on request.



For any new owner, this is an opportunity to a acquire an easy to manage, well established, lifestyle business with excellent owner?s accommodation or, alternatively, to move the business to the self-catering sector allowing a new owner to operate the business remotely.

Turnover (year ending March 2025) circa £77,000. The current owners choose to operate the business below the VAT threshold and the turnover is generated on 42 weeks across the whole year. Further details available on request.