Wasdale, Gosforth, CA20

Property Details: • Type: Detached • Tenure: N/A • Floor Area: N/A

Key Features: • 4 bed family home with 3 reception rooms • Successful boutique B&B with luxury accommodation • Ideal for buyers seeking a countryside lifestyle with attached business • Generous grounds with over 4 acres of surrounding land & scenic surroundings • In the stunning Wasdale Valley close to Scafell Pike & Wastwater • Turnover for year ending 2023 £245,556 • Tenure: freehold • Council Tax: Assessed for business use • EPC ratings C & D

Location: • Nearest Station: N/A • Distance to Station: N/A

Agent Information: • Address: 68 Main Street, Cockermouth, CA13 9LU

Full Description: An exceptional property located in the breathtaking Wasdale Valley within the Lake District National Park; Bolton Head Farmhouse and 1692 Wasdale. This unique offering provides a rare opportunity to acquire both a beautifully renovated family home and a thriving boutique bed and breakfast, all set against the stunning backdrop of one of the UK's most picturesque regions.Bolton Head Farmhouse has been thoughtfully renovated to an exceptional standard, combining modern luxury with the charm of a traditional Lakeland farmhouse. The spacious residence features two elegant reception rooms, four generously sized bedrooms, and expansive grounds, including a private orchard. Ideal for families seeking a tranquil lifestyle, the home offers ample space for entertaining and relaxation while surrounded by the natural beauty of the National Park.Adjoining the farmhouse is the award winning 1692 Wasdale, a boutique bed and breakfast that has earned a stellar reputation for its six individually designed, ensuite luxury super king bedrooms. The guest accommodation also includes a large, comfortable lounge with contemporary fire, stylish apex beams and exposed stone wall, and a stylish dining room, providing guests with an inviting and relaxing atmosphere. The property further benefits from a delightful outdoor courtyard, well equipped boot room with drying facilities, and a welcoming reception area.This combined property is perfect for those seeking a refined countryside lifestyle with the added advantage of a well established hospitality business. With its elevated position offering stunning views, luxurious living spaces, and expansive grounds, extending to 4 acres (approx.) and offering excellent future development potential (subject to planning permission being approved), Bolton Head Farmhouse and 1692 Wasdale presents an extraordinary opportunity to live and work in one of the most sought after locations in the Lake District.Entrance Hall and Boot Room2.78m x 3.37m (9' 1" x 11' 1") With storage cupboard and slabbed flooring.Lounge3.9m x 3.72mWith original features.Dining Kitchen4.54m x 7.53mA contemporary fitted kitchen with matching island, wood burning stove and space for large dining table and chairs.Snug/Second Reception Room3.65m x 4.25mA bright and spacious room, with wood burning stove and enjoying superb views over the Wasdale valley to the side.Utility Room2.98m x 3.89mFitted with matching wall and base units, stainless steel sink and plumbing for white goods.Cloakroom/WC1.53m x 1.35mCellarSteps lead down into a large cellar room, currently utilised for storage.First Floor LandingWith loft access.Principal Bedroom3.06m x 5.34mWith exposed beams, Velux window and steps down into the ensuite.En-suite Bathroom2.83m x 2.91mWith part sloped ceiling and fitted with a stylish four piece suite.Bedroom 23.14m x 3.78mA generous double bedroom with feature fireplace.Family Bathroom3.72m x 2.43mFitted with a stylish four piece suite and original fireplace.Bedroom 34.55m x 2.42mA spacious double bedroom.Bedroom 43.52m x 3.39mWith original feature fireplace.Reception AreaA welcoming reception with desk and access to guest areas.1692 LoungeA stunning room with attractive contemporary fire (fuelled by bioethanol), vaulted ceiling with apex beams, exposed stone wall and full length feature window with door leading to outdoor areas. Perfect space to relax after a hard day out walking on the fells.Useful Boot RoomWith drying facilitiesStone SuiteA bright and spacious dual aspect ground floor room with underfloor heating and bifold doors out on to its own private patio. Features an internal staircase leading to a luxury bathroom fitted with Porcelanosa ceramics, designed with a copper theme and situated on a glass fronted mezzanine, briefly comprising large walk in shower, twin wash hand basins, wall hung WC and freestanding copper coloured bath.Cairn SuiteA stunning bedroom with underfloor heating and a stylish four piece bathroom fitted with Porcelanosa ceramics, featuring a walk in shower, wall hung WC and luxurious stone resin bath, and benefitting from its own east facing patio with views along the valley towards Scafell Pike.Tarn SuiteWith high beamed ceiling, a bright and spacious room with underfloor heated flagstones. This suite has level access from the reception area, level access luxury bathroom fitted with Porcelanosa ceramics and bifold doors on to its own private patio.Fells SuiteThe largest of the six rooms, with underfloor heated flagstones and bifold doors out onto its own west facing patio. A luxurious bathroom accessed by a private staircase and situated on a glass fronted mezzanine, fitted with Porcelanosa ceramics incorporating walk in shower, wall hung WC and freestanding silver coloured bath with contour tiles.Herdwick SuiteA first floor room with private bathroom facilities reached through a glass pocket door, fitted with Porcelanosa ceramics, with large basin, walk in shower and wall hung WC. A luxurious room with private patio accessible from the ground floor.Collie SuiteA stylish dual aspect room with a private patio and underfloor heated timber flooring. Level access bathroom fitted with Porcelanosa ceramics with walk in shower, wall hung WC and stylish basin. Located below the Herdwick suite and suitable for group bookings of up to 4, for example a family with two children.Outdoor SpaceWith the exception of the Herdwick Suite which accesses its patio via the external door from the lounge, all letting rooms have their own doors out on to private outdoor patio areas and all benefit from use of a large hot tub which enjoys spectacular views over the Wasdale valley and towards the Isle of Man.Septic Tank DisclosureWe have been informed that both properties have a septic tank/treatment plant. The vendors have advised that this is compliant with current standards and rules introduced on 1st January 2020, but would recommend that prospective purchasers satisfy themselves that this is the case.Tenure, Council Tax, EPCThe tenure of both properties is freehold.

The Council Tax Band for Bolton Head Farmhouse is D. The EPC rating for Bolton Head Farmhouse is D.

1692 is assessed for business use, so no residential Council Tax banding is available. The Commercial EPC rating for 1692 is C.Trading InfoWill be made available to interested parties following a viewing of the property and business.

A brief overview of trading shows that for the year ending 2023 - Turnover was £244,630. For the year ending 2022 - Turnover was £270,747. For the year ending 2021 - Turnover was £136,983.Referral & Other PaymentsPFK work with preferred providers for certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee : Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd - completion of sale or purchase - £120 to £210 per transaction; Emma Harrison Financial Services – arrangement of mortgage & other products/insurances - average referral fee earned in 2023 was £222.00; M & G EPCs Ltd - EPC/Floorplan Referrals - EPC & Floorplan £35.00, EPC only £24.00, Floorplan only £6.00. All figures quoted are inclusive of VAT.DirectionsThe property can be located using the postcode CA20 1EW, alternatively by using What3words///relegate.handover.observerGardenThe properties occupy expansive grounds. The farmhouse has its own access which also doubles as delivery access for the bed and breakfast. There are formal gardens lying to the front and side of the farmhouse which are fully lawned and include a stunning paved patio area, perfect for alfresco dining, positioned to make the most of the views towards the Wasdale valley. A separate orchard is located to the rear of the properties and is fully enclosed and lawned. There are various outbuildings included within the sale, including a large agricultural barn, further barn which houses a great home office space, currently operating as the main office for the bed and breakfast, and a large enclosed workshop.GardenThe site, including the selection of outbuildings present various development and business opportunities (subject to planning permission), buyers may, for example, wish to consider developing one of the outbuildings to further expand the business or perhaps develop the entire site as a wellness retreat, with nothing of the like currently existing in this part of the National Park. Interested parties are advised to make their own enquiries to the LDNP as to the likelihood of such applications being approved in the future.GardenAlso included within the sale is approx. three acres of grazing land situated to the side and rear of the house and bed and breakfast, part of which is fenced and currently in use for grazing alpacas.Parking - Off streetVisitors to 1692 access a large car park via a separate driveway from the roadside, and there is parking for multiple vehicles.BrochuresBrochure 1