6 bedroom semi-detached house for saleHigh Fold Guest House, Troutbeck, Windermere, LA23 1PG
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High Fold is a beautifully presented traditional stone built Lakeland guest house which over the years has been sympathetically refurbished creating a stunning home and bed & breakfast business. The present vendors have been operating as a highly successful Visit England 4 star guest house for 12 years. High Fold Guest House has been awarded the Visit England silver award, Visit England Breakfast award and the Trip Advisor Certificate of Excellence.
An attractive, former 19th century farmhouse built of Lakeland stone elevations under a slated roof, which has been well maintained and modernised by the present owners. The accommodation comprises of entrance hall, guest breakfast room, ground floor owners bedroom with en-suite, private owners lounge, fitted kitchen, useful cellar/laundry room and 5 en-suite guest bedrooms arranged on the first and second floors. The property has fell views from every room and enjoys pleasant tiered gardens outside with Lakeland stone patio terrace. There is parking for 5 cars plus a timber garage for an additional vehicle. The property benefits from UPVC double glazing throughout, oil fired central heating, an open fireplace and multi fuel stove.
Situated in the picturesque village of Troutbeck possessing fine open views over neighbouring fields and the Troutbeck Valley. On the doorstep there is a wide variety of country and fell walks and dramatic scenery of the central Lake District surrounds the valley. A conservation village, Troutbeck is renowned for its numerous listed buildings and vernacular architecture, whilst there is a strong and vibrant community with a village shop, village cafe, two pubs and a church.
Directions From Windermere proceed towards Ambleside on the A591 bearing right immediately after the Petrol Station at Troutbeck Bridge, continue up the hill for approximately 2 miles passing the Village Shop on the left hand side. Continue for a further 200 yards and High Fold Guest House is situated on the right hand side set back from the main road within a courtyard setting.
Accommodation Lakeland stone flagged patio leads from the rear parking area to the front of the property which overlooks the Valley.
Entrance Hall UPVC double glazed door leads into guest house reception hall with panelled walls to dado height, picture rail, coat hooks and radiator.
Breakfast/ Dining Room 16'11 x 12'5 (4.5m x 3.8m) Enjoying magnificent views over the open countryside of the Troutbeck Valley from the large picture window and side window. Cast iron and tiled open fireplace, built-in shelved bookcase, picture rail, television point and wall lights.
Inner hall on ground floor leads through a door into the owners separate living quarters.
Kitchen 13'5 x 12'1 (4.1m x 3.7m) Fitted with a modern range of cream base and wall units incorporating worktop lighting and laminate worktops with inset stainless steel sink unit, dishwasher, fridge, gas range cooker with double ovens and extractor hood over. Telephone point and part wall tiling. UPVC double glazed door leads out to the rear of the property to the courtyard and parking bays.
Owners Private Lounge 13'3 x 11'2 (4.0m x 3.4m) Adjoining sitting room which enjoys a wonderful view to the open countryside and Fells with UPVC sliding patio doors providing access to an extensive paved patio. Inglenook fireplace with exposed stone housing Multi-fuel stove set on green slate tiled hearth. Two adjacent alcoves with shelving, TV point.
Owners Private Bedroom 14'9 x 12'5 (4.5m x 3.8m) Ground floor bedroom with en-suite shower room enjoying dual aspect views to the open countryside and Fells. A comfortable double bedroom with ample space for wardrobes etc.
Basement 15'3 x 12'5 (4.6m x 3.8m) Useful laundry room with washing machines, sink, tumble driers, additional fridges and freezers. Oil fired central heating boiler. Low ceiling height, Lakeland slate floor, extensive wall shelving, light and power. Home office tucked away beneath the stairwell is currently located in the cellar plus a downstairs WC.
First Floor Attractive solid wooden balustrade leads from entrance hall to first floor with picture window to half landing and onwards to landing with large built in airing cupboard housing hot water cylinder and shelving.
Applethwaite Suite 25' x 11'3 (7.6m x 3.4m) The largest of the guest suites, this spacious dual aspect room offers views of the Troutbeck Valley and Fells to the East and West to the old sheep fold after which High Fold takes its name. This superior double bedroom offers extra space with a lounge area with sofa, coffee table, bedroom furniture and additional built cupboards. Good size en-suite bathroom enjoying excellent views across the valley comprising panelled bath with shower over and glazed screen, pedestal wash basin and WC.
Park Fell 12'4 x 9'5 (3.8m x 2.9m) Comfortable double bedroom, window providing views to the North across the valley to the peaks of Yoke, Ill Bell and Froswick beyond. En-suite shower room comprising shower cubicle, pedestal wash basin and WC.
Kentmere 12'4 x 11'10 (3.8m x 3.6m) Four poster bedroom with windows to two sides of which both enjoy stunning views to the Troutbeck Valley and Fells beyond. En-suite shower room comprising shower cubicle, pedestal wash basin and WC.
Second Floor Landing with Velux window.
Kirkstone 17'3 x 14'9 (5.3m x 4.5m) Generous double bedroom with side window and Velux window, with views North and East to Kirkstone pass and Fells. This is a particularly large bedroom with scope for an additional bed and use as a family room. Eaves storage cupboard and access to roof space. En-suite shower room comprising shower cubicle, pedestal wash basin and WC.
Star Crag 17'4 x 9'9 (5.3m x 3.0m) Larger than average double room with scope for family room with an extra bed. Two Velux windows with views of the hillside. Eaves storage cupboards. En-suite shower room with Velux window, shower cubicle, pedestal wash basin and WC.
Services Mains electricity and water. Drainage to shared septic tank. Oil fired central heating to radiators. The property has the benefit of LPG piped to the gas range cooker in the kitchen. Conventional terrestrial TV Service and satellite TV service to all guest bedrooms and owners accommodation. Super-fast broadband is installed with typical speed with 20-30 Mbps.
Outside Set back from the road through Troutbeck within a courtyard setting, the property has ample parking for 5 cars plus a timber garage for an additional vehicle. Extensive Lakeland stone flagged patio leads to the front of the property providing an attractive setting for summer dining and to admire the fabulous views over open countryside, neighbouring fields and the Lakeland Fells beyond. Attractive tiered gardens lie to the front and side of the property with stone steps leading to lawned terraces with flower beds offering a profusion of plants and shrubs together with feature pond. Oil storage tank located to the side of the house.
Business High Fold Guest House currently operates as a successful 'Bed & Breakfast' business and is 4 star rated by Visit England. The property has its own web site highfoldbedandbreakfast.co.uk and receives a high number of online bookings with a high percentage of repeat business from regular customers. It is also advertised on a number of major booking sites including Booking.com and GoLakes.co.uk and is rated highly on Trip Advisor, achieving a certificate of excellence in 2013/2014/2015/2016.
The present owners have been operating the business for 12 years and are prepared to sell the business aspect as a going concern and would include additional fixtures, fittings and furnishings associated with the business ready for immediate trading. A full inventory of such items to be included would be prepared prior to sale. The business is run at a more leisurely pace in recent years, with the owners choosing to only operate 3 of the 5 bedrooms from 2013 and have closed for 2 months in the winter. Despite this turnover has exceeded £50,000 on just 3 bedrooms with plenty of potential to increase by letting all 5 guest bedrooms and operating all year round.
Rates Council Tax Band 'A' for the owner accommodation, for the business, business rates are currently 100% rate relief and therefore pay no business rates until at least March 2017.
Energy Performance Certificates (EPCs)
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