Bush Nook Guesthouse, Upper Denton Gilsland, Cumbria, CA8 7AF

Bush Nook is situated just a short drive off the A69 which links Carlisle to Newcastle. The property itself comprises Bush Nook House and Bush Nook Barn, the latter being a self-contained dwelling, both set in an L-shape around a courtyard with far reaching views.

The owners have carefully maintained and restored the property over their period of ownership and both properties are well presented with very little work required for any new owners.

Located just a short drive outside Gilsland, the village offers a local pub and access to Hadrian's Wall. Brampton is seven miles away and offers all the usual amenities while Carlisle and the M6 can be found a further 10 miles away.

The village of Gilsland attracts over 100,000 visitors to Hadrian's Wall so a well functioning Guest House has the opportunity to maximise revenue based upon an overall shortage of rooms in the local area.

Bush Nook House
A large farmhouse which offers excellent space and modern living with communal rooms including guest bar, lounge, conservatory, dining hall. The kitchen has a modern feel and offers a large centre island with further ancillary rooms including scullery, utility room and boiler room.

There are eight bedrooms over two floors, six with en suite and split as follows:-
• 2 single bedrooms
• 2 twin bedrooms
• 2 double bedrooms
• 2 family bedrooms

All fixtures and fittings are to be included within the sale however any items that are owned by a third party or personal to our clients will be exempt.

A self-contained dwelling with large open plan kitchen and living room. As a quirky feature the steps up to the first floor are on the outside of the building in the courtyard giving access to the further bedrooms all with en suite.

There are four bedrooms over two floors, each with en suite and split as follows:-
• 1 single bedroom
• 3 double bedrooms

N.B. The ground floor can be used as a one bedroom self-contained maisonette and the three bedrooms on the first floor could be used as additional bedrooms for the main guest house if reverted back to a B&B.

Bush Nook House
A large south facing garden with far reaching views mainly laid to lawn with large covered seating area, summer house and three hot tubs for guest use.

The parking is within the courtyard at the front.

Bush Nook Barn
Large rear mature garden with garden shed. It also has its own private parking area accessed from the main road.

Within the courtyard, there are two garages, the internal garage is already partially converted to provide additional living accommodation for the barn, including adding an internal staircase. The second garage has planning permission for conversion to home office or studio

Currently the owners live on site in a separate one-bedroom property called Bush Nook Cottage. This property isn’t offered as part of this sale but could be made available by separate negotiation so any new owner owns the entire site. Alternatively, the second floor of Bush Nook House or the ground floor of Bush Nook Barn could be used as owners accommodation.

The current owners have ensured the properties are well maintained and requires very little, if any, cap-ex spend by any new owner to continue running things as they are.

There are a number of opportunities which may require additional spend to drive the revenue further from turning back into a high-end B&B/guesthouse, renovation into a luxurious country rental cottage or to turn back into a generous sized residential dwelling.

Our clients are looking to sell due to retirement and would be happy to vacate quickly for the right buyer.

Full trading accounts can be made available to seriously interested parties but below we have highlighted the last 3 years turnover figures.

Year ending January 2022: £111,585.
Year ending January 2021: £75,107
Year ending January 2020: £39,241

Confirmation of business rates payable should be obtained from the local authority.