Acorn House, Ambleside Road, Keswick, Cumbria, CA12 4DL

A substantial Georgian property, Acorn House is steeped in history, originally built as the private residence for the Landlord of The Royal Oak Coaching Inn situated in Keswick town centre. The property retains many original features including the original servant bells, large fireplaces and a feature arch window overlooking the main staircase.

Successfully operated by the current owners as an award winning Guest House for over twenty years the property affords a prime trading position with the added benefit of onsite parking for up to ten vehicles.

The property is pleasantly situated just a short stroll away from Keswick town centre. Derwentwater with its stunning views, boat landings and the famous "Theatre By The Lake" can be reached in a few minutes' walk.

The main guest house accommodation includes ten spacious guest bedrooms spread across four levels all with en suite bathrooms or shower rooms together with a large guest dining room and a resident's lounge with feature open fire place. The integral owners' accommodation includes private lounge, kitchen and two en suite bedrooms. The current owners have previously utilised the lower studio guest bedroom as part of the owner's accommodation highlighting the flexible nature of the layout of the property.

Subject to obtaining all necessary consents Acorn House provides potential for conversion to either two sub-divided dwellings or as individual self-contained residential apartments, however, local occupancy conditions would apply if such planning consent is approved. Alternatively, a use class change to a permanent residence, offering an exceptional opportunity for multi-generational living or short term self-catering holiday letting may also be permitted.

In summary Acorn House offers that rare opportunity to acquire a substantial property in a prime location with the opportunity of maintaining a very well established business with strong forward bookings or developing the existing building into a new exciting chapter in its long history.
 

Guest House Accommodation  

Ground Floor:
Conservatory Porch | Hall | WC | Residents' Lounge | Dining Room | Guest Bedroom With En-suite Shower Room 

Lower Ground Floor:
Guest Bedroom | Bathroom 

First Floor:
Landing | Five Guest Bedrooms With En-suite Shower Room Or Bathroom | Laundry Room 

Second Floor:
Landing | Three Guest Bedrooms With En-suite Shower Room Or Bathroom 

Outside:
Garden | Car Park With Eight Spaces 

Owners' Accommodation  

Ground Floor:
Hall | WC | Dining Kitchen | Living Room 

First Floor:
Landing | Bedroom With En-suite Shower Room 

Second Floor:
Landing | Bedroom With En-suite Bathroom 

Outside:
Car Park With Two Spaces | Store 

Services
Mains water, electricity, gas and drainage. Gas central heating. 

Tenure
Freehold. 

Planning Use Class
C1 guest house. 

Rateable Value
£12,750. 

Trading Figures
Trading information can be provided for any seriously interested parties after attending a viewing. 

Viewing
By appointment with Hackney and Leigh's Keswick office. 

Directions
From Keswick town centre proceed from Station Road onto St John's Street and then onto Ambleside Road. The property is situated on the left beside the turning onto Acorn Street. 

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Price
Offers in excess of £1,250,000 are invited for the freehold interest and benefit of all forward bookings. A furnishings and equipment inventory excluding personal items is available to purchase by separate negotiation. 

Anti-Money Laundering Regulations (AML)
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 (incl. 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). 

Disclaimer
All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be accepted for any loss or expense incurred in viewing or in the event of a property being sold, let, or withdrawn. Please contact us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of their accuracy is given, nor do they form part of a contract. *Broadband speeds estimated and checked by on 17/04/2025