The Boat House,Pullwoods, Ambleside, The Lake District, LA22 0HZ

A most extraordinary property, a true Lakeland gem. A prime lake frontage position on the western shores of Lake Windermere awaits with breathtaking panoramic lake and fell views; a highly charismatic residential property with wet dock. The Boat House is set within private grounds of c. 0.88 acre including approximately 100m of lake frontage beyond which there is also shared access to the wider grounds of the exclusive Pullwoods Bay Estate amounting to around 50 acres with lake frontage gardens and a private shared jetty. This exclusive residential estate offers a variety of accommodation, including mansion house apartments (built as a single residence in 1891 for Sir William Crossley, inspired by the Elizabethan style of Bramhall Hall in Cheshire) and a gate house however the jewel in the crown is the stunning conversion of the boathouse.   

The unique boathouse has a traditional outward appearance and a bespoke, contemporary interior. The unparalleled accommodation offers two ensuite double bedrooms and a fabulous sociable open plan living arrangement with space to cook, dine and recline.  

Well-appointed with good quality fixtures and fittings, the accommodation is bright and attractively presented with tasteful interior decor and furnishings. 

Whether you are seeking a personal bolt hole as a balance to a busy working life or an income source to let part or full time, this is a complete one off, the likes of which rarely become available. The property also has full residential status should you wish to make this your main home.

Currently a successful holiday let through Lakeland Retreats, The Boat House could be sold as a going concern, fully furnished and with the advantage of all advance bookings. 

The excellent reviews on Lakeland Retreats’ website speak for themselves

“The accommodation was immaculate and very well designed and very well thought out. Everything in the boathouse was of the highest standard which, coupled with the amazing view across the lake made it a very special place to stay.

“Amazing view, fantastic location and great walks right on your doorstep.”

“Stunning property, views and gardens, could not fault a thing. The Boat House is a must for a chilling break. Unbelievably spacious and the swan who visits daily is such a character.”

“Lovely property, amazing location and views. Secluded but an easy drive to Ambleside.”

“It’s a great location and very quiet. The view is to die for and great for bird watching. Parking nice and easy on site.” 

Location

Positioned almost equidistant between Lakeland hotspots of Ambleside and Hawkshead and on the northwestern shore of Lake Windermere this is a fantastically central base for exploring the whole of the National Park. Whether you are seeking rest and relaxation, cultural stimulation, activity and exploration or a full itinerary of gastronomic delights, there is something in the Lake District for everyone. 

Step inside 

A weighty traditional arched studded door opens to the entrance area with exposed stonework and an internal window allowing an atmospheric view of the wetdock below. There is internal access to the dock and jetties where you will have space to moor at least two boats. There’s also room to store your outdoor kit, clothing, barbecue, outside furniture etc. 

A steel and open oak riser staircase leads up to the main light and airy reception hall with handy store cupboard. Oak framed internal glass panels offer a fascinating view of the lake beyond the living area. Oak flooring runs from the hall into the open plan living area, where floor to ceiling folding doors open to a narrow glass fronted balcony, all designed to provide minimal interruption to the views of the lake and mountains.  The view is totally captivating, changing daily, even hourly with the seasons, the weather and the light. Passenger steamers coming and going to the piers of Waterhead opposite, private boats, canoes, swans, ducks and wildlife creating a moving view of Lakeland life.  

This light filled living space has room for both soft seating and a dining table immediately in front of the window, the kitchen is well equipped with sleek cabinets topped with Corian worktops, NEFF appliances include a double combination oven, hob, fan, dishwasher, washer/dryer, fridge and freezer. 

The second bedroom is on this floor, a spacious double room with a fitted wardrobe and an ensuite shower room having travertine stone tiling to floor and walls, a large cubicle with massage shower head, Villeroy and Boch floating wash basin and WC. 

A glass and steel staircase leads up to the principal bedroom suite. The first-floor landing is light and airy, strategically positioned Velux skylights provide views of the lake and an oak framed glazed partition enables natural light to flood the area. There’s a useful store cupboard and a walk-in wardrobe. 

The bedroom is an absolute treat, the ceiling rises to the roof’s apex and there is a fascinating architectural detail with the lake being viewed through oak framed windows and external timber work; open it up and wake to the sound of the lake gently lapping on the shore. It’s beyond compare. The luxuriously appointed ensuite bathroom has travertine stone filed floor and walls, a bath, large shower with a massage head, floating Villeroy and Boch vanity unit and WC.

Step outside

The setting is extraordinary peaceful and tranquil with the sound of gently lapping water and birdsong as a backing track for this rarified Lakeland retreat. 

It is approached along a gravel drive which branches off the main property’s approach. The drive leads down through light woodland and emerges in front of The Boat House where there is private parking. 

The Boat House sits within its own pocket of land which extends to c. 0.88 acres with around 100 m of lake frontage. This includes natural woodland, an area of lawned garden, a paved seating area and private parking. The private land is open plan to the wider estate gardens to preserve the overall landscaping and traditional look of a fine country residence. The private area is ideal for a picnic, or drink in the sun whilst admiring the views over the water to the fells and across to Waterhead bay. The shallow bay enables easy access to the water, lovely for paddling, taking a quick dip, paddle boarding or wild swimming.

The shared estate grounds of Pullwood Bay are open to the owners of The Boat House and so with prior arrangement, the private jetty may be used for launches and there is a communal boat park. 

Services

Mains electricity, water. Shared private drainage. Air source heating from a Samsung heat exchange (installed 2024) capable of remote control via the Neosmart App. 

Broadband

Superfast speeds potentially available from Openreach of 41 Mbps download and for uploading 8 Mbps. 

Mobile

Indoor: EE, Three, O2 and Vodafone are all reported as providing ‘limited’ services for both Voice and Data.

Outdoor: EE, Three, O2 and Vodafone are reported as providing ‘likely’ services for both Voice and Data. 

Broadband and mobile information provided by Ofcom.

Local Authority charges 

Westmorland and Furness Council – business rates are payable. Rateable Value £3200, multiplier 0.499p (2025/26), amount payable £1596.80 but small business rates relief may be available, purchasers are advised to make their own enquiries.  

Tenure

Freehold 

An annual contribution is made towards the upkeep of the estate (managed by Lakeland Retreats), for 2024/25 this was £2310. This payment covers upkeep of the driveway, communal grounds and gardens, jetty, water supply and waste water treatment. 

Please note

The Boat House is presently let for holidays through Lakeland Retreats

It is being sold as a going concern and therefore the guide price includes all contents to enable a seamless business transition. The sale also includes the advantage of all advance bookings. 

To minimize disruption to resident holiday makers viewings will be conducted on changeover days. Trading accounts are available to interested parties after viewing. 

Directions 

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Use Sat Nav LA22 0HZ with reference to the directions below:

From Ambleside head out of the village on the A593 towards the Langdales and Hawkshead, at Clappersgate turn left signposted B5286 Hawkshead and cross over the River Brathay. Continue for approximately 2 miles turning left opposite the junction towards the Drunken Duck Inn. The entrance to the Pullwood Bay Estate is on the left with stone pillars. Proceed down the main drive, The Boat House is visible to the right as you near the main house. Turn off to the right to reach The Boat House.