The Westmorland Inn

• 55 covers restaurant
• Bar with additional mezzanine area
• Fully equipped commercial kitchen
• 8 Lettings bedrooms (all en-suite)
• Adjoining 3 bedroomed house

Description: The Westmorland Inn is quite simply a brilliant business that is only available as the owners wish to retire. With a highly rated restaurant & pub for the past 4 years on Trip Advisor, the new owners can be assured of a great business moving forward. With a large lower ground floor restaurant, fully equipped commercial kitchen, bar area with additional mezzanine area and then 8 great en-suite letting rooms.

Is this a bar, with a restaurant and letting rooms, a restaurant with a bar and rooms or a B & B with bar and restaurant. We’d suggest all 3.

The restaurant offers good traditional food, the cosy bar has a range of 5 real ales, draft lagers, wines, spirits and a large selection of gins together with everything else one might expect. Each of the 8 letting rooms are en-suite and are neatly presented and furnished.

The business is currently owner operated but managed allowing the new owner to do as little or as much as they like. Also with opening hours starting at 1pm except Sundays which opens earlier for Sunday lunch there is scope to enhance the business. If the new owner wanted to open and offer breakfast and lunchtime food this would increase both the food and beverage sales within the business as the letting rooms are on a room only rate.

To the rear of the property is an adjoining 3 bedroomed house, for either the owner to live on site or indeed as staff accommodation.

All in all, this huge building amounting to over 6000sq ft or 560m2 needs to be seen to appreciate.

Location: Prominently positioned on Lake Road, just before the Royalty Cinema towards the top of the ever popular tourist village of Bowness On Windermere being on the main road leading from Windermere to Bowness.

Accommodation (With approximate measurements)

Ground Floor:

Bar Area: 29′ 3 max" x 28′ 8 max" (8.92m x 8.74m) A bright dual aspect room with a cosy gas coal effect fire with wood surround and stone hearth. TV point and plenty of seating. The bar area is fully stocked with a great selection of wine, a popular gin bar and also 5 real ales, plus any other alcoholic beverage you may fancy, frequented by foremost locals but by tourists alike. The bar is equipped with 3 fridges and a freezer, stainless steel sink unit, glass washer and coffee maker.

Stairs from the Ground Floor lead to the lower ground floor

Mezzanine Level 26′ 5 max" x 16′ 4" (8.05m x 4.98m) Wooden and carpeted flooring with TV. Electric fire and seating for 20 people.

Baby Changing Toilet WC, washbasin and baby changing facility. Storage cupboard and cupboard housing the hot water cylinder and 2 gas boilers.

Stairs from the Mezzanine Area leads down to:

Dining Area 34′ 11 max" x 26′ 10 max" (10.64m x 8.18m) Seating for 60 covers, fridge and freezer. Wooden flooring.

Ladies Toilets Two WCs and washbasin with vanity unit. 3 mirrors and a hand dryer.

Gents Toilets Urinal, WC and washbasin with vanity unit. Mirror and hand dryer.

Fully equipped commercial kitchen 22′ 11" x 7′ 2" (6.99m x 2.18m) Preparation area with stainless steel sink unit, 2 hot plates, Combi Master Plus electric oven, double electric oven with hob and extractor fan over. Double deep fat fryers, 2 microwaves. Two small stainless steel sink units plus a second stainless steel sink unit. Large walk in fridge and 3 freezers.

Door from kitchen leads into:

Beer "Cellar" 22′ 7" x 9′ 7" (6.88m x 2.92m) Beer cellar with further cold store.

Access to the letting rooms from either the bar or its own ground floor entrance with steps up to the first floor.

Letting Bedroom 1 12′ 4" x 11′ 10 inc en-suite" (3.76m x 3.61m) View over street scene. Built in wardrobe and TV point.

En-suite shower room WC, pedestal washbasin and shower. Heated towel rail, extractor fan and shaver point. Laminate flooring and fully tiled walls.

Letting Bedroom 2 18′ 10 into bay" x 16′ 0 inc en-suite" (5.74m x 4.88m) Large bay window overlooking the street scene. TV point.

En-suite WC, pedestal washbasin and shower. Heated towel rail, extractor fan. Laminate flooring and part tiled walls, shaver point.

Letting Bedroom 3 12′ 8" x 11′ 6 max inc en-suite" (3.86m x 3.51m) Views to the Lakeland fells. Built in wardrobe, TV point.

En-suite WC, pedestal washbasin, shower. Heated towel rail, extractor fan and shaver point. Laminate flooring and part tiled walls.

Letting Bedroom 4 10′ 10" x 9′ 0 max inc en-suite" (3.3m x 2.74m) Views to the Lakeland fells. TV point.

En-suite WC, pedestal washbasin and shower. Built in wardrobe, heated towel rail, shaver point. Laminate flooring and part tiled walls.

Stairs lead to second floor:

Letting Bedroom 5 12′ 4" x 11′ 8" (3.76m x 3.56m) TV point.

En-suite WC, pedestal washbasin, shower. Heated towel rail, extractor fan, Laminate flooring and fully tiled walls.

Letting Bedroom 6 15′ 9" x 12′ 3 plus en-suite" (4.8m x 3.73m) View over the street scene. TV point.

En-suite WC, pedestal washbasin, shower. Heated towel rail and shaver point. Extractor fan, laminate flooring and fully tiled walls.

Letting Bedroom 7 12′ 10" x 9′ 3 max inc en-suite" (3.91m x 2.82m) Views of Lake Windermere and the fells beyond. Built in cupboard.

En-suite WC, pedestal washbasin and shower. Heated towel rail, extractor fan. Laminate floor and fully tiled walls.

Letting Bedroom 8 11′ 9" x 9′ 2" (3.58m x 2.79m) Views of Lake Windermere. TV point.

En-suite WC, pedestal washbasin, shower. Heated towel rail, extractor fan and shaver point. Laminate flooring and part tiled walls.

Stairs lead to :

Attic 16′ 1" x 10′ 0" (4.9m x 3.05m) Currently used as an office and storage. Velux window, under eaves storage and TV point.

Storage Area 11′ 8" x 10′ 0" (3.56m x 3.05m) This space houses the hot water tanks and is used for storage and has under eaves storage.

Outside: Paved area to the rear of the property and gates out onto the adjoining street.

Adjoining 3 bedroomed house

Hallway Understairs storage cupboard with coat hooks and wooden flooring.

Ground Floor

Bedroom 1 9′ 10" x 8′ 2" (3m x 2.49m) A dual aspect room with TV point.

Bedroom 2 9′ 10" x 9′ 5" (3m x 2.87m) TV point.

Bedroom 3 7′ 10" x 6′ 4" (2.39m x 1.93m) Built in wardrobes.

Bathroom WC, bath with shower over, wash hand basin and vanity unit. Heated towel rail, extractor fan, laminate flooring and fully tiled walls.

Stairs lead to first floor:

Living Room 18′ 0" x 17′ 10" (5.49m x 5.44m) A dual aspect room. TV point.

Kitchen 9′ 5" x 7′ 10" (2.87m x 2.39m) Dual aspect windows, base units, stainless steel sink unit, granite effect work surfaces, Hotpoint Ultima electric oven and hob. Wood effect laminate flooring and part tiled walls. Worcester boiler.

Utility Room 8′ 2" x 4′ 7" (2.49m x 1.4m) Space for fridge/freezer, plumbing for washing machine and space for tumble dryer. Wood effect laminate flooring, part tiled walls.

Lease and business The current owners have steadily improved the premises and business over the 6 years they have owned it and whilst Covid restrictions have hampered trade in the closed period, high visitor numbers have helped when open. The key figures for the period 20 May 2021 to 1 March 2022 (9.33 months). The hotel was not open during potentially busy periods of Easter, Mothering Sunday and Springtime generally. It is further noted that Covid uncertainties in the run-up to Christmas resulted in reduced turnover in November and December 2021. The turnover net of VAT in this period was around £540,000.

The building is owned by Marstons who bought the former company Jennings and is currently on the balance of a 30 year tied lease for beers only and the lessee is free of tie on wines, spirits and all minerals and the lessee will have to complete a Marstons course before completion. Lease from 4-9-2002 currently paying £35,000 pa. Further details on request.

The business is for sale for £225,000 plus stock at valuation (which often runs in the region of £5,000) which includes approximately £90,000 of fixtures and fittings.

The opening hours in the bar are 1pm – 11pm Monday to Friday and Saturday 12 noon – 11pm and Sunday 12 noon – 10pm. The restaurant opening hours are Monday to Saturday 5pm – 9pm and Sunday 12 noon – 8pm. If the new owner wanted to open and offer breakfast and lunchtime food this would increase both the food and beverage sales within the business. The business could in the future benefit from a rooftop garden after permissions were granted from the local authority.

Services: Mains water, drainage, gas and electricity. Separate gas fired central heating to house and commercial area.

Business Rates: South Lakeland District Council. Rateable value of £6,400 with the amount payable £3,014.79 for 2021/22. Small business rates relief may apply, please contact South Lakeland District Council for more information.

Viewings: Strictly by appointment with Hackney & Leigh Windermere Sales Office.

Energy Performance Certificate: The full Energy Performance Certificate is available on our website and also at any of our offices.

One of the joint owners of this property is related to an employee of Hackney & Leigh.