A first class established business offered as a going concern, and showing a productive annual income. This well maintained, late Victorian property provides six ensuite letting bedrooms and separate quality private accommodation. ‘Avondale’ is ideally located for all year round trade, being located within the busy Lakeland town of Keswick.

The accommodation on three levels briefly comprises: Entrance vestibule to hallway, dining room, residents’ lounge, kitchen/breakfast area, utility area and staircase to the private accommodation.

Private Accommodation: First floor: Living room, staircase to double bedroom and ensuite bathroom. Guest Bedrooms: First Floor: 1 ensuite double bedroom, 1 twin ensuite bedroom and one single ensuite bedroom. Second Floor: Separate WC, 3 ensuite double bedrooms, uPVC double glazed units are fitted to the rear and side of the property. Outside: small enclosed garden to front with seating. There is a yard located to the rear of the property with drying area, two storage buildings, sitting area located to the side of the property. ‘Avondale’ has right of access to the rear of numbers 22 and 26 Southey Street.

LOCATION

Southey Street is located just off Keswick town centre. On approaching Keswick town from either the A66 or A591 trunk roads proceed to the Penrith Road and continue towards the town. Turn left into Southey Street. The property is located on the right hand side of the street about half way up. Location plan attached.

AMENITIES

Keswick offers a selection of shops, restaurants, theatre, cinema, leisure pool, museums and galleries as well as a variety of social and leisure activities. Keswick is a small market town with population of approximately 5,000. Keswick continues to attract a wide range of visitors all year round.

SERVICES

All main services installed.

ENTRANCE with carriage lamp.

ENTRANCE VESTIBULE

Attractive stained-glass door, fitted carpet, light fitting.

HALLWAY

Fitted carpet, radiator with shelf over.

DINING ROOM

18’3” (into bay) x 13’2” (5.56m x 4m)

Table covers for 11. Good sized fitted base units to one wall with work surface and matching glazed wall cupboards. Cove cornice to ceiling with central rose, fitted carpet, 2 radiators.

RESIDENTS’ LOUNGE

14’0” x 10’4” (4.26m x 3.15m)

Fitted shelving to the corner of one wall. Feature brick fireplace display niche with concealed lighting, fitted carpet, radiator.

Inner hallway leading to kitchen

Radiator, cloaks area, spacious understair area with cupboard, shelving and desk area. Telephone point.

KITCHEN/BREAKFAST AREA

13’9” (min) x 10’10” (4.19m x 3.29m)

Well equipped modern fitted kitchen with range of matching units to both wall and floor. Plumbing for automatic dish washer, double bowl stainless steel sink unit with mixer taps. Cupboard housing gas central heating boiler and lagged hot water cylinder with immersion heater. Breakfast area with shelving over. Vinyl covering to floor, fluorescent lighting installed. Glazed door to utility area and stairs to private accommodation.

UTILITY AREA

Plumbing for automatic washing machine and venting for tumble dryer. Under stair storage area, access to private accommodation via staircase to first and second floor. Access to side and rear yard.

PRIVATE ACCOMMODATION

LIVING ROOM

14’6” x 10’8” (4.42m x 3.25m)

Mock chimney breast area with fitted display units, coal effect electric fire, fitted carpet and radiator . Access to store and first floor guest accommodation.

Staircase from living room directly to second floor bedroom and bathroom.

PRIVATE BEDROOM 11’2 x 12’10” (3.40m x 3.90m) Fitted headboard with side shelf units, walk-in wardrobe. Fitted double wardrobe, range of drawers, dressing table area. Fitted carpet, 1 radiator. Ensuite Bathroom:Panelled bath with shower over WC & pedestal wash basin. Strip light and shaver point, extractor fan.

GUEST ACCOMMODATION

FIRST FLOOR LANDING

Ironing board and iron for guest use, shelf, cupboard for storage.

Access to walk-in store cupboard & private accommodation from the first floor landing

DOUBLE BEDROOM 1 12’0” (max) x 10’4” (3.65m x 3.15m)

Fitted headboard with side tables and light fittings over. Fitted wardrobe with full length mirrors, fitted dressing table. Shelf for tea and coffee making facilities, TV bracket. Ensuite shower room Shower unit with ‘Mira’ shower fitment, pedestal wash basin with splash back, strip light and shaver point. WC, heated towel rail, extractor fan.

TWIN BEDROOM 2

15’11” (into bay) x 9’1” (4.85m x 2.76m)

Fitted carpet, radiator. Ensuite shower room Fitted cabinet with ‘Mira’ shower, pedestal wash basin, splash back, strip light over with shaver point. WC, heated towel rail and extractor fan, full length mirror.

SINGLE BEDROOM 3

10’0” x 7’11” (3.04m x 2.40m)

Dressing unit with mirror over, spotlight fitting. TV shelf, fitted wardrobe unit with drawer and mirror, fitted carpet, radiator. Ensuite shower room Fitted shower cabinet with ‘Mira’ shower fitment, pedestal wash basin, strip light and shaver point. WC (Saniflow system), heated towel rail, extractor fan.

STAIRS TO SECOND FLOOR

HALF LANDING

Cupboard with shelves over.

SEPARATE WC

Wash basin, tiling to walls, fitted carpet.

MAIN LANDING

Radiator, cupboard housing hot water

cylinder and immersion, shelving.

BEDROOM 4

11’4” x 10’6” (3.44m x 3.20m)

Fitted wardrobe with full length mirror, headboard with side tables and light fittings. TV shelf, dressing table unit with mirror over, further fitted unit. Fitted carpet, radiator. Ensuite Shower room: Fitted shower cubicle and ‘Mira’ shower fitment, pedestal wash basin, splash back, mirror, strip light and shaver point, WC, heated towel rail and extractor fan.

DOUBLE BEDROOM 5

15’0” x 8’11” (4.57m x 2.72m)

Fitted headboard with bedside shelf, 2 drawers. TV shelf, dressing table and mirror. Fitted carpet, radiator. Ensuite shower room: Fitted shower cabinet with ‘Mira’ shower fitment, pedestal wash basin with splash back, mirror, strip light and shaver point. WC, fitted shelving, heated towel rail, extractor fan.

BEDROOM 6

14’4” (max) 9’3” (min) x 9’0” (4.36m x 2.81m x2/74)

Fitted headboard and side fixtures. Fitted dressing table unit with mirror over, TV shelf. Fitted carpet, radiator. Ensuite shower room: Fitted shower cubicle with ‘Mira’ fitment, WC, shelving, pedestal wash basin, spashback, mirror, strip light and shaver point. Heated towel rail, extractor fan.

OUTSIDE

Small garden to front, with gravel, pots and seat enclosed by wall.

To the rear of the property is a side and rear yard. Raised walled beds planted to shrubs.

Drying area, 2 sheds utilised for storage. ‘Right of Way’ via archway to rear of Nos. 22 & 26.

NB

Please note that double glazed uPVC units have been installed to the rear and side of the property. Windows to the front of the property have been upgraded using Ventrolla system. All radiators fitted with thermostats. Television sets installed to all guest rooms.

COUNCIL TAX

Business rates apply. Rateable Value £7,200. Multiplier .46p in £. Payable with small business relief 2008/09 £2,229.24. Domestic Rate Band A Payable 2008/09 £993.41

TENURE Freehold

INSPECTION

Strictly by appointment with the agent to whom all offers should be made.

PHOTOGRAPHS

Please note that the photographs contained within these particulars are to assist the purchaser, and do not indicate that the contents of the property are included in the sale.

HIPS

Please note that this property is not subject to a Home Information Pack (HIPS)

MEASUREMENTS

All measurements are approximate.