Old Post Office Cafe, Hornby Road, Caton, Lancashire, LA2 9QW

Attractive two storey double fronted building at the end of row of shops. Stone elevations beneath a pitched tiled slate roofline. The cafe has the advantage of a south facing terrace with a mature low maintenance planting scheme and heavy duty awnings. As the sheltered terrace is not over shadowed it is very popular throughout the year on sunny days.

Situated amongst other thriving local businesses and within a large catchment area. Loyal local customer base and the only cafe serving the villages of the lower Lune Valley. No other cafes, tea rooms or garden centres close by. To our knowledge the property has never suffered any flood damage and it is rated as a very low flood risk on the gov.uk website.

Prominently located in the heart of the village on the A683and easily accessible from junction 34 of the M6. The A683is the main route to the Yorkshire Dales and to the villagesof the Lune valley. It is situated in the Trough of BowlandAONB with ample free parking available for passing trade.The immediate area is renowned for its natural beauty andoutdoor pursuits, which attract a wide range of potentialcustomers. Close to several holiday parks and 100m to theRiver Lune cycle/footpath that runs from Glasson Dock toCaton via Lancaster. The Crook O'Lune beauty spot is ashort 10min walk along this path from the cafe.

Open plan seating area (14) with both freestanding and fixed seating. Artisan look and feel with the use of natural materials and vintage furniture. Double aspect windows in the seating area providing natural light.

Cafe accommodates the full length of the front of theground floor comprising customer seating, professionalkitchen, staff toilet and dry store.

Around the back of the property there is a separate rearentrance to the large self contained accommodation withthe kitchen, utility room, washroom and dining room to theground floor and stairs leading to the first floor.

Stairway to 1st floor comprising three bedrooms, bathroom with bath and separate shower cubicle and large lounge with views.

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.

The barista equipment and SumUp EPOS system is included. Everything is very clean, well maintained and regularly serviced.

The accommodation is spread out over two floors with gas fired central heating and double glazed throughout. It benefits from high ceilings, spacious rooms and good views from the first floor. Given that the property is set back from the main road and the position of the roundabout in combination with the pelican crossing, noise is negligible.

The property benefits from a very spacious, three bedroomed flat configured over the ground floor and first floor. Entrance to the flat is completely separate to the cafe, ensuring that it can be let independently of the cafe. Currently offered with vacant possession having previously being a residential letting. The EPC rating for the accommodation is D.

To the front of the cafe there is an enclosed south facing outdoor seating area for six covers with mature planting, pedestrian ramp, parasol stand and two shade awnings.

The living accommodation has an independent entrance, which is accessed via the yard at the rear of the property.

The business has been owned by our clients for a number of years and is being offered for sale due to both relocation and retirement. It has gained a fantastic reputation for speciality coffee, home baking and fresh food.

The business currently trades over three days (Friday - Sunday) whereas a new operator could easily increase trade with extended opening. Super flexibility to change and adapt the business to suit owners, not hindered by existing business arrangements. Opportunity to add value through expansion. Benefits from a hot food take away licence. Booker Wholesale and major supermarkets are all within a 15 minute drive from the premises.

Perfect as a lifestyle business with the Lake District and Yorkshire Dales National Park only half an hour drive away. Choice of two Primary schools in the village and located in the catchment area for well regarded Secondary schools in both Lancaster and Kirkby Lonsdale.

Currently run solely by husband and wife team without staff. Low overheads mean this is a genuine lifestyle business with the flexibility to increase hours, take on staff if desired or even create a seasonal business to maximise work life balance.

2024/25 accounts show a turnover of £56,528 and net profit of £32,162. Residential rental income for the period was £8,340. Since opening the cafe in 2021/22 there has been a significant year on year increase in turnover and profitability.

Pre-application advice has been given that indicates that extending the commercial area into the residential ground floor would be acceptable . This would allow for an increase in internal covers, a customer WC, larger commercial kitchen, improved storage area and access from the rear.
A suitable suggestion avoiding extensive structural alterations is given on the alternative floor plan no.2. Favourable pre-application advice was also given for the option of converting the cafe into a fish & chip shop.

Freehold

The Rateable Value is £4,350 with effect from 1 April 2026. Confirmation of actual business rates payable should be obtained from the Local Authority.

The premises are classed as a cafe and takeaway A3/A5. There are valid safety certificates for the espresso machine, boiler and the electrical wiring. The EPC rating for the cafe is E.