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4 bedroom property for sale

Eskdale Campsite, Boot, Eskdale, Cumbria


Property Description

Key features

  • Excellent income. Turnover of 320,000 leaving 176,000 annual profit.
  • Immaculate 8.5 acre [3.4 hectares] site.
  • Beautiful four bedroom family home with a kitchen from heaven!
  • Three main camping areas with 100 pitches, [50 with electric hook-ups] and 10 camping pods.
  • Eight person camping barn, large garage and a drying room.
  • Excellent stone built shop and reception.
  • Modern amenities block including showers, toilets, wash-up areaS, Laundry and CDP.
  • Park wide wifi installed.
  • Extensive parking, children's play areas and amenity space.
  • A long established and highly successful business with potential for further development.

Full description

Tenure: Freehold

A beautifully presented and highly popular 8.5 acre 5 Star rated freehold campsite including a fabulous 4 bedroom house, 100 camping or motor home pitches [50 with electric hook ups], 10 camping pods, a camping barn, excellent amenities and a thriving shop.

Highly profitable and successful business. Stunning location surrounded by magnificent scenery. Energy Rating "D".

A rare opportunity to purchase one of the most popular and successful campsites of its type in the Lake District. The property extends over a beautiful 8.5 [3.4 hectares] acre site with three main camping areas, including a delightful beck and a parcel of mature woodland, located in the attractive village of Boot in the picturesque valley of Eskdale.

The property has been considerably developed, upgraded and improved by the present owners to create a highly profitable and diverse business with a 5 pennon AA rating, a listing in Cool Camping and a certificate of excellence from TripAdvisor.

The site has 100 pitches, [50 with 16amp electric hook-ups] and10 camping pods.

There is also a detached two storey camping barn, a large garage and further drying room.

There is a shop and reception with a stock room and excellent ladies and gents shower and toilet facilities, disabled/family shower room, wash up areas, laundry and CDP.

The property includes a superb four bedroom stone and slate built family house featuring a stunning kitchen/dining room a cosy lounge and attractively laid out gardens.

From the south take the A590 and then the A5092 and A595 to Broughton-in-Furness. Continue on the A595 to Duddon Bridge and turn right signposted to Ulpha. Follow the road up the Duddon Valley for four miles passing through Ulpha. Turn left signposted to Eskdale and follow the steep road up onto Birker Moor. Follow the fell road for about six miles to eventually reach the King George IV pub. Turn right signposted to Boot. Follow the road for two miles and the property will be found on the left-hand side just beyond the village of Boot.

From the north follow the A595 coastal road from Whitehaven in a southerly direction, signposted to Barrow. Turn off at Gosforth and follow the road for six miles to Eskdale. Continue through Eskdale Green village to reach the King George IV pub and turn left here signposted to Boot. Follow the road for to Boot and the property will be found just beyond.

Eskdale Campsite is located wholly within the Lake District National Park. Eskdale is without doubt one of England's loveliest locations surrounded by dramatic fells where opportunities for walking and exploring abound.

The campsite is situated on the edge of the village of Boot which boasts two popular pubs and a shop. Local attractions include the Ravenglass and Eskdale narrow gauge railway, affectionately known as the L' al Ratty, the Roman Fort at Hardknott Pass, Scafell Pike, England's highest mountain, and the delightful River Esk.

Eskdale is well placed for exploring the central Lake District and for access to the West Cumbrian Coast. Ambleside is fourteen miles away and Windermere eighteen miles. Other nearby towns include the Georgian port of Whitehaven and the historic market town of Ulverston.

Full details of turnover and profit levels can be provided on request. Copies of the accounts can be made available to genuinely interested parties only following a viewing.

The property is operated under the Camping and Caravanning Club [CCC] franchise. The franchise agreement is transferable to an approved CCC franchisee however the business, which obtains significant volumes of income outside of the CCC, can be operated by the new owners outside of the CCC franchise network.

The owners main website for Eskdale Campsite is Further insight into the property can be gained by looking at the owners own website and Trip adviser/UK Campsite reviews.

INVENTORY An inventory of all items to be included in the sale is available to genuinely interested parties following a viewing. The stock of the shop is available at valuation.

TENURE Freehold. As a going concern.

PRICE Offers in the region of £1.65million are sought for the business, shop, and the house together with the land and amenity buildings. The sale will not be subject to VAT.

Eskdale Campsite and all the land and buildings, including the shop , but excluding the house are held in a Limited Company . The House is the personal property of the vendors but is included in the price of £1.65 million.

A partnership formed by the vendors is the entity that actually runs the shop and the partnership pays a rent for the shop premises to the Company .

If a purchaser wishes to save a significant amount of Stamp Duty he might be advised by his accountant to buy the shares of the limited company. The vendors are happy to sell the shares to facilitate this saving but are equally happy to arrange the sale of the Company's assets and of course the house .

Mains water. Mains electricity [three phase].

Private sewage treatment plant [installed in 2010].

The house and amenities block are installed with oil fired central heating systems. The camping barn and the drying room are serviced by gas fired central heating via an LPG tank.

SITE LICENCE AND PLANNING The site is operated between 1st March and 14th January each year. The Planning Authority is the Lake District National Park Authority: Tel No. 01539 724555.

LOCAL AUTHORITY Copeland Borough Council: Tel No: 0845 0548600.

House - Band "D"

Campsite - Rateable Value £26,750.

Solicitors - Temple Heelis , 1 Kent View, Kendal, Cumbria

Accountants - MNDA Accountancy Limited, Suite F, Rayrigg Estates, Rayrigg Road, Windermere, LA23 1BW

Strictly by appointment through our Kendal Office.

An impressive, semi-detached stone and slate built house, comprehensively upgraded and tastefully extended to create a superbly appointed spacious and attractively presented family home.


Traditional Entrance Porch 

Entrance Hall/Office 
A welcoming entrance hall with a slate floor and built-in cloaks cupboard.

Sitting Room 
A delightful dual aspect room featuring a fireplace with a wood burning stove and a recess lined with shelves.

Kitchen/Dining Room 
A superb open plan, triple aspect room with a splendid beamed ceiling and a slate floor, fitted with a range of handcrafted floor and wall units, granite work surfaces, an island unit and a Belfast sink. Good range of built-in appliances including a Rayburn stove.


Good range of built-in storage cupboards.

Bedroom No.1 
A spacious dual aspect double bedroom with a range of built-in wardrobes.

Bedroom No.2 
A large, dual aspect double bedroom.

Bedrooms No.3 and No.4 
One double and one good sized single bedrooms.

Built with a suite in white comprising a panelled bath and separate walk-in shower, a pedestal wash hand basin and a w.c.

Wide stone paved patio terrace to rear and surrounding lawned gardens. Open courtyard areas to front and side providing ample car parking.

The well stocked and licensed shop has a modern interior with a slate flagged floor, a wide shop front with glazed double doors and a wooden counter which also serves as the reception. To the rear of the shop is a stockroom and staff room/kitchen. The shop is very popular with customers and there is scope to offer café facilities.

The campsite is laid out in three immaculately maintained, level camping areas with 100 camping pitches, including 50 electric hook-ups. The camping areas are fringed by trees and through one area meanders a delightful beck. There is ample parking in the tidily maintained gravelled car parks. There are two children playing areas and a parcel of mature woodland. Beyond the wood and behind the garden of the house is an area of Fellside where there is potential for the creation of further amenity space or development of the campsite, subject to requisite consents being obtained. A public footpath crosses the northern part of the property.

A modern, purpose built amenities block, adjoining the shop and reception, built in blockwork with rendered elevations under a pitched slate roof. The amenities block comprises separate, generously proportioned, ladies and gents shower and toilet facilities, disabled/family shower room, a well equipped laundry/drying room, washing up areas and a CDP.

The eight person camping barn has been formed by the relatively recent conversion of a former bank barn of substantial stone construction under a pitched slate roof. To the ground floor is an open plan kitchen/living room with a slate floor, wood burning stove and central heating. To the first floor is a spacious bedroom featuring an open beamed ceiling, exposed stonework and double "barn" entrance doors. Attached to the camping barn is a heated drying room with lockable steel lockers. Also adjoining the camping barn is a large garage/store. This highly useful building has potential for conversion into additional living accommodation as an extension to the camping barn, subject to requisite consents being obtained.

"Glamping" is particularly in vogue for seasoned and wannabe campers. At Eskdale Campsite there are ten timber built, insulated camping pods, each accommodating up to four campers. The pods are located in an attractive wooded glade fronting onto lawned and wood chip sitting out areas. The pods are very popular with regular repeat business and new customers seeking a more robust style of camping.

More information from this agent

Listing History

Added on Rightmove:
22 September 2016

Map & Street View

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