Compston House, Compston Road, Ambleside, LA22 9DJ

Compston House Guest House is placed in a prominent location as you approach Ambleside center. Originally a substantial Victorian property, the property is double fronted, with nine letting bedrooms all with en-suite facilities and all the rooms are well presented. Extremely well planned accommodation with excellent south facing aspect and attractive village and mountain views to almost every room. Owners accommodation comprise of a lounge, shower room, double and a small single bedroom. Parking for two vehicles in an enclosed gated area with a small paved patio at the side,  bench and mature shrubs and bushes. 

Compston House is located in an enviable trading position in the centre of this most popular Lakeland town in the heart of the Lake District National Park. Ambleside offers strong all year round visitor trade and is a haven for a multitude of visitors including ramblers and weekend visitors old or young. Situated in the heart of the town with a wide variety of amenities close at hand and Lake Windermere is approximately ¾ mile away at Waterhead. There are also endless fell and country walks from the doorstep.

Accommodation
Ground Floor
Attractive entrance with glazed front door leading into porch and internal oak glazed door into a wide reception/hallway  with high ceilings, cornice and wooden floor. 

Lounge
Stunning dual aspect room with substantial bay window giving excellent south facing views over the recreation field and views towards Loughrigg Fell. Original cast iron feature fire place (currently with an electric fire)  with marble surround. Lovely cornice moldings, picture rail and part paneled walls This room provides an excellent “shop window” for the property attracting many “walk-in” enquiries from passers-by.

Dining room
Bright airy room with high ceiling and substantial bay window to front and giving a sunny aspect and views across recreation field and Loughrigg Fell.  Original features include picture rail, cornice, and part paneling. Seating for seventeen covers. 

Office/study 
A good sized room with glazed fire door offering storage space and an office. Leading to:

Kitchen
Fitted operational kitchen comprising of cream fronted wall, larder, glazed display and base units with worktop, stainless steel sink unit with mixer tap. Freestanding appliances included are hot cupboard, dishwasher, fridge and range style cooker. Wall hung hand wash basin. Strip lighting and Velux window. Part tiled and linoleum flooring.  Leading to:

Utility room 
Housing Valliant boiler replaced in 2020 and pressurized water tank.  Gas meter and water meter. External door leading to:

Lean to
Housing chest freezer, two washing machines, two dryers and stainless steel sink unit. 

Owners Accommodation 

Shower room 
Three piece white suite comprising of inset shower cubicle with glazed door. WC and pedestal wash hand basin. Part tiled and linoleum flooring. 

Lounge
Good sized room with obscured window providing privacy. 

Lower ground Floor
Bedroom
Generous double room with window, consumer unit and electric meter.

Bedroom
Small single cosy room with window. 

Hallway
Stairs leading to half landing with fire proof glazed door to fire exit and external steps. Stairs to next landing:

First  floor 

Storage cupboard
Previously a separate WC. Now redundant and providing useful storage.

Room 1 rear
Double room with wooden blinds, chrome wall lights, pendant lighting, chrome sockets and fittings. Mounted TV.

Shower room 
Comprising of  white three piece sanitary ware and shower panelled  walls with grey wood effect flooring. WC and fitted vanity cabinet with chrome mono taps, shower cubicle with glazed screen, heated towel rails, extractor fans, inset lights, shaver points, illuminated mirrors and glass shelf. Power showers fed by pressurised hot water system.

Room 2 side
Generous double room with seating area and  views over towards Skelghyll Woods. Wooden blinds, chrome wall lights, pendant lighting, chrome sockets and fittings. Mounted TV.

Shower room
Comprising of  white three piece sanitary ware and shower panelled  walls with grey wood effect flooring. WC and fitted vanity cabinet with chrome mono taps, double  shower cubicle with glazed screen, heated towel rails, extractor fans, inset lights, shaver points, illuminated mirrors and glass shelf. Power showers fed by pressurised hot water system. 

Room 3 side
Double dual aspect room views over towards Skelghyll Woods and Loughrigg Fell.

Shower Room
Comprising of  white three piece suite. Tiled shower cubicle with shower curtain, WC pedestal wash hand  basin. Towel rail and shelf. Part tiled walls and linoleum flooring.

Room 4 front
Cosy single room views over the recreational park and towards Loughrigg Fell.

Shower Room
Comprising of  white three piece suite. Tiled shower cubicle with shower curtain, WC wall hung wash hand  basin. Towel rail and shelf. Part tiled walls and linoleum flooring.

Room 5 front
Generous king room with seating area and  views over the recreational park and towards Loughrigg Fell. Velux window with blind, wooden blinds, chrome wall lights, pendant lighting, chrome sockets and fittings. Mounted TV.

Bathroom
Comprising of  white three piece sanitary ware and sunken P shaped bath tub with shower over, shower panelled walls with grey wood effect flooring. WC and fitted vanity cabinet with chrome mono taps, shower cubicle with glazed screen, heated towel rails, extractor fans, inset lights, shaver points, illuminated mirrors and glass shelf. Power showers fed by pressurised hot water system. 

Second floor

Room 6 rear
Cosy double room with loft hatch, wooden blinds, chrome wall lights, pendant lighting, chrome sockets and fittings. Mounted TV.

Shower room
Comprising of white three piece sanitary ware and shower paneled  walls with grey wood effect flooring. WC and fitted vanity cabinet with chrome mono taps, small shower cubicle with glazed screen, heated towel rails, extractor fans, inset lights, shaver points, illuminated mirrors and glass shelf. Power showers fed by pressurised hot water system. 

Room 7 side
Double room with views over the recreational park and towards Skelghyll woods. Wooden blinds, chrome wall lights, pendant lighting, chrome sockets and fittings. Mounted TV.

Shower room
Comprising of white three piece sanitary ware and shower panelled  walls with grey wood effect flooring. WC and fitted vanity cabinet with chrome mono taps, shower cubicle with glazed screen, heated towel rails, extractor fans, inset lights, shaver points, illuminated mirrors and glass shelf. power showers fed by pressurised hot water system. 

Room 8 front
Generous king room with seating area and views over the recreational park and towards Loughrigg Fell. Velux window with blind, wooden blinds, chrome wall lights, pendant lighting, chrome sockets and fittings. Mounted TV.

Shower room
Comprising of white three piece sanitary ware and shower panelled  walls with grey wood effect flooring. WC and fitted vanity cabinet with chrome mono taps, shower cubicle with glazed screen, heated towel rails, extractor fans, inset lights, shaver points, illuminated mirrors and glass shelf. Power showers fed by pressurised hot water system. 

Room 9 front
King room with views over the recreational park and towards Loughrigg Fell. Wooden blinds, chrome wall lights, pendant lighting, chrome sockets and fittings. Mounted TV.

Shower room
Comprising of white three piece sanitary ware and shower panelled  walls with grey wood effect flooring. WC and fitted vanity cabinet with chrome mono taps, shower cubicle with glazed screen, heated towel rails, extractor fans, inset lights, shaver points, illuminated mirrors and glass shelf. Power showers fed by pressurised hot water system 

Outside
Wall topped planters edge the frontage with a small side paved patio with mature shrubs, bushes and a small seating area. 

Parking
Enclosed gated parking for two vehicles  in the yard area.

The Business 
The guesthouse benefits from excellent repeat business and personal referrals, as well as many enquiries from passers-by due to the excellent location and obvious parking available. The business trades well in excess of the VAT threshold 

Tenure
Freehold. Vacant possession on completion.

Services
All mains services are connected. Gas fired central  heating.

Rateable Value
 £11,500. Actual amount payable £998. This could be reduced if the purchaser is entitled to small business rates relief. More details can be obtained through the Local Authority - Westmorland and Furness Council.

Council Tax  
A 

Broadband
For information on broadband and mobile services at the property, we advise prospective purchasers to consult the Ofcom website: checker.ofcom.org.uk