Ainstable, Carlisle

Lavender Lodge is a substantial, characterful former public house in the village of Ainstable, which has been renovated throughout by the current owners, offering approximately 350 sq m (3,769 sq ft) of versatile accommodation across four levels. The property retains bags of period charm — exposed stonework, a feature fireplace with wood burner, and decorative panelled staircases — while offering flexible living space that would suit a large family home or, given its history and layout, a return to commercial use as a B&B or guest house.

The property benefits from a large farmhouse-style kitchen, and every bedroom throughout the house is en suite — a real advantage for guest accommodation use. There are also workshop and storage rooms arranged along one side of the property, offering excellent potential for conversion (subject to necessary permissions) into further guest rooms, a self-contained annexe, or additional amenity space. Each floor benefits from its own independently zoned heating system, allowing flexible control across the property, and the second floor — with its principal bedroom suite and additional bedroom — would lend itself well to private owner's accommodation, separate from any guest-facing floors below. Notably, the property still retains a commercial/business use licence, offering a straightforward route back into operation as a guest house or B&B for a new owner.

Set in the Eden Valley village of Ainstable, close to Armathwaite and within easy reach of the Lake District, Carlisle, and Hadrian's Wall country, the location itself is a strong draw for prospective guests — with several well-known wedding venues nearby likely to generate steady demand for local accommodation. Combined with generous parking for up to 6 cars, en suite bedrooms throughout, and a layout largely retained from its former pub configuration, Lavender Lodge presents a compelling opportunity for a B&B or guest house venture as well as a substantial family home.

Ground Floor - The ground floor (approx. 146 sq m / 1,571 sq ft) forms the main reception and entertaining level of the property, arranged around a central Entrance Hall with staircase. It includes a versatile Dining/Reception Room (4.00m x 4.52m), which could serve as a second reception room, home office, or additional guest lounge, and a Lounge (4.18m x 3.92m) featuring a stone fireplace with wood-burning stove and a striking panelled feature ceiling. The Dining Room (4.31m x 1.95m) sits adjacent to a large farmhouse-style Kitchen (6.90m x 3.48m), fitted with a range cooker and ample worktop space. A Shower Room serves this floor, along with a dedicated Boiler Room housing the property's heating system. To the rear of the property is a run of three Workshop rooms (3.45m x 2.87m, 3.43m x 4.48m, and 2.00m x 4.08m) — a legacy of the building's pub days, and offering excellent scope for conversion into further guest accommodation, a utility/boot room, or continued use as workshop and hobby space.

Lounge - 4.18 x 3.92 (13'8" x 12'10") -

Dining Room - 4.31 x 1.95 (14'1" x 6'4") -

Dining/Reception Room - 4.00 x 4.52 (13'1" x 14'9") -

Kitchen - 6.90 x 3.48 (22'7" x 11'5") -

Workshop - 3.45 x 2.87 (11'3" x 9'4") -

Workshop - 2.00 x 4.08 (6'6" x 13'4") -

Workshop - 3.43 x 4.48 (11'3" x 14'8") -

Boiler Room - 1.97 x 2.53 (6'5" x 8'3") -

Storage Room -

First Floor - The first floor (approx. 129 sq m / 1,388 sq ft) is arranged around a central Landing and comprises four generously sized bedrooms — Bedroom 2 (3.84m x 3.99m), Bedroom 3 (2.42m x 3.78m), Bedroom 4 (3.72m x 4.20m), and Bedroom 5 (3.27m x 3.56m) — three of which have their own en suite shower rooms, continuing the property's strong ensuite provision. There is a further dedicated Storage Room on this floor, again ideal for linen, housekeeping supplies, or general storage if run as guest accommodation. This layout closely reflects the building's former use as pub guest rooms, and would translate easily back into letting rooms for a B&B.

Bedroom Two - 3.84 x 3.99 (12'7" x 13'1") -

Bedroom Two Ensuite - 3.09 x 4.30 (10'1" x 14'1") -

Bedroom Three - 2.42 x 3.78 (7'11" x 12'4") -

Bedroom Three Ensuite - 2.37 x 1.91 (7'9" x 6'3") -

Bedroom Four - 3.72 x 4.20 (12'2" x 13'9") -

Bedroom Four Ensuite - 2.17 x 1.80 (7'1" x 5'10") -

Bedroom Five - 3.27 x 3.56 (10'8" x 11'8") -

Bedroom Five Ensuite - 1.96 x 2.57 (6'5" x 8'5") -

Landing -

Hall -

Second Floor - The second floor (approx. 65 sq m / 697 sq ft) is more private in feel and would suit use as owner's accommodation, separate from guest-facing floors below. It comprises the Principal Bedroom (3.44m x 5.35m) with its own en suite and adjoining Storage room, plus a versatile Reception Room (3.66m x 5.19m) which could equally serve as a further bedroom, snug, or private sitting room for the owner's accommodation. A small additional storage space sits under the eaves, useful for out-of-season belongings.

Reception Room - 3.66 x 5.19 (12'0" x 17'0") -

Principal Bedroom - 3.44 x 5.35 (11'3" x 17'6") -

Principal Ensuite - 2.02 x 2.40 (6'7" x 7'10") -

Wardrobe -

Storage -

Lower Ground Floor - Accessed via its own staircase, the Lower Ground Floor (approx. 9 sq m / 102 sq ft) comprises the Cellar (5.42m x 1.52m) — confirmed on the updated floorplan as exactly that. This space was previously used by the pub as a wine cellar and storage area for kegs and similar stock, and its cool, secure nature makes it well suited to continued use as a cellar, or as valuable additional storage for a future guest house operation.

Cellar - 5.42 x 1.42 (17'9" x 4'7") -

Outside - While Lavender Lodge doesn't offer a traditional private garden, its roadside setting is exactly what makes it such an exciting prospect — generous parking for up to 6 cars sits across the front and gable end, an invaluable asset whether you're hosting family gatherings, running a guest house, or simply love having space for visitors. To the rear, a low-maintenance artificial turf area is dressed with an attractive collection of potted plants and shrubs, offering a pretty, easy-care outlook and convenient access to the boiler room, with the flexibility to convert this space into further parking if desired. It's a setup that plays perfectly to the property's roots as a village pub — practical, welcoming, and ready to embrace its next chapter as a thriving guest house or family home.

Store -

Location - Lavender Lodge sits in Ainstable, a rural village in Cumbria's Eden Valley, near Carlisle (CA4 9QQ). Nearby Armathwaite village offers a shop, pubs, popular local walks, and its own station on the scenic Carlisle–Settle railway line through the Eden Valley. The location is a genuine draw for guest house or B&B potential too: several well-known wedding venues are close by — including Heather Glen Country House (Ainstable), Armathwaite Manor (Armathwaite), and Into the Woods (Glassonby) — which could bring a steady stream of wedding guests looking for accommodation. The property is also well placed for visitors exploring the Lake District National Park and the wider Eden Valley, with Carlisle itself within easy reach for shopping, schools, and further rail connections via the West Coast Main Line.

Services & Additional Information - The property is connected to mains electricity, water and drainage, with oil-fired central heating throughout. A wood-burning stove provides additional warmth to the ground floor lounge. Each floor also runs on its own independent heating zone, giving flexible, room-by-room control — a particularly useful feature should the property be run as a B&B or adapted for multi-generational living.

Please Note - These particulars, whilst believed to be accurate, are set out for guidance only and do not constitute any part of an offer or contract - intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Lakes Estates has the authority to make or give any representation or warranty in relation to the property. All mention of appliances / fixtures and fittings in these details have not been tested and therefore cannot be guaranteed to be in working order.

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