Offices at: Ambleside, Arnside, Carnforth, Grange-over-Sands, Kendal, Kirkby Lonsdale and Windermere AMBLESIDE Smallwood House, Compston Road, Ambleside, Cumbria, LA22 9DJ Property Sales, Lettings & Conveyancing With 12 en-suite lettings bedrooms and spacious 3 bedroomed owners accommodation this attractive stone-built licensed guest house is superbly positioned at the very heart of the thriving Lakeland Town of Ambleside. Offered as a going concern with excellent trading figures, Smallwood House has been enjoyed and updated throughout the present owners 26 year tenure and provides an easily run and very popular guesthouse with plenty of private car parking in this most enviable of settings. 12 en-suite letting bedrooms with plenty of car parking Spacious 3 bedroomed owners accommodation Prime location at the very centre of Ambleside Energy Rating Band E 925,000 14 Bedrooms 15 Bathrooms 4 Living Rooms Ref: AM3200 Rydal Road, Ambleside, Cumbria. LA22 9AW Tel: 015394 32800 Fax: 015394 33653 email: amblesidesales@hackney-leigh.co.uk

Guest Bedroom 1 Location Smallwood House is very conveniently placed in the centre of the village with a wide variety of shops, cafes, restaurants etc all within a short walk. The property can be accessed either via Compston Road or Compston Street. On entering the one way system in Ambleside from the south (Windermere) the property can be found on the right handside next to Matthews Bistro. Alternatively, carry on a little further taking the first turn right into "The Slack" which is almost opposite Zeffirelli's Cinema. Take the first right again into Compston Street and the car parking for the property is found a short distance along on the right hand side. Description Although Smallwood House began life in the 1880's as a fine gentleman's residence, it is believed that it became a very busy hotel quite early on following the influx of tourists to the English Lake District in late Victorian Times. Interestingly, the property also served during the Second World War as a school for girls evacuated from the southern cities, but reverted to guest house use again shortly afterwards. The present owners acquired Smallwood House in 1989 and have lovingly maintained and updated the property on a regular basis to ensure that the guesthouse always provided very welcoming and comfortable accommodation, a fact reflected in a significant volume of repeat trade. Prominently located close to the very centre of this attractive Lakeland town, it is not difficult to fathom why Smallwood House is so popular. Ambleside itself is located at the very northern tip of Lake Windermere and is surrounded by beautiful Lakeland scenery and enjoys ready access to the fells which provide a dramatic backdrop to the town. Ambleside is well served by a wide variety of shops and cinemas as well as traditional Lakeland inns and cafes. With ease of maintenance in mind, the current business operates predominately on a bed and breakfast basis but has an extremely convenient and practical arrangement with the adjoining restaurant which allows meals to be offered within Smallwood House. With minimal fuss, this provides invaluable appeal particularly for those visiting in larger groups for example. The guest house is fully licensed and Ambleside enjoys an excellent allyear-round tourist trade and Smallwood House represents a splendid opportunity in a prime location in one of the Lake Districts prettiest and most popular settings. Trading figures for Smallwood House are available from our Ambleside office. Accommodation (with approximate dimensions)

Guest Bedroom 6 Entrance Hall A very welcoming and large area with built-in storage cupboards and 2 radiators. Office 14' 1" x 8' 2" (4.3m x 2.49m) (including the dry store). With telephone and internet access points. Dining Room 20' 11" x 15' 6" (6.38m x 4.72m) Maximum A lovely bright room with a minimum of 22 covers and having a radiator. Sitting Room 15' 0" x 13' 2" (4.57m x 4.01m) With an open fireplace with a Marble surround and hearth and timber mantle and having built-in cupboards and a radiator. Kitchen 21' 1" x 14' 5" (6.43m x 4.39m) Plus (6'11" x 5'10") A well equipped kitchen with a range of appliances and having wall and base units with complimentary working surfaces incorporating a stainless steel bowl and a half sink unit with mixer tap. There is a 7 ring gas 'Stoves' range and an access door to the dry store which is partitioned off from the office and which has shelving for further storage. Rear Porch With access out onto the car park and to the boiler/store room. Boiler/Store Room Housing the Central heating boiler. First Floor With a split level landing W.C. With a W.C and wash hand basin. Bedroom 5 9' 2" x 8' 10" (2.79m x 2.69m) A lovely single room with plenty of space and having a television aerial point and a radiator. shower cubicle with a Mira 415 shower, wash hand basin and W.C. The walls are part tiled and there is a tiled floor with under-floor heating, shaver/light point and an Xpelair extractor fan. Bedroom 1 13' 2" x 11' 0" (4.01m x 3.35m) Plus Bay A superb double room with a lovely bay window and seating area and having a television aerial point and a radiator. En-suite Bathroom With a 3 piece suite in white comprising a bath with mixer tap and shower attachment, wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, shaver point, wall mounted mirror and a Primeline extractor fan. Bedroom 2 14' 5" x 8' 4" (4.39m x 2.54m) plus bay A lovely family room with a bay window and having a built-in

Guest Bedroom 2 wardrobe, television aerial point and 2 radiators. shower cubicle with a Mira Excel shower, wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, a shaver point, a wall mounted mirror and an Emma extractor fan. Bedroom 3 13' 2" x 8' 2" (4.01m x 2.49m) A double room with a built-in wardrobe and having a television aerial point and a radiator. shower cubicle with a Mira Excel shower, wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, a shaver point, wall mounted mirror and a Vent Axia extractor fan. Bedroom 4 14' 5" x 8' 4" (4.39m x 2.54m) A twin room with a built-in wardrobe and having a television aerial point and a radiator. En-suite Bathroom With a 3 piece suite comprising a bath with a Mira Excel shower over, wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, light point, separate shaver point, wall mounted mirror and a Primeline extractor fan. Second Floor Landing With a window and 2 storage cupboards. Bedroom 6 12' 7" x 8' 1" (3.84m x 2.46m) A double room with views of Wansfell from the window and having a television aerial point and a radiator. shower cubicle with a Mira Excel shower, wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, a wall mounted mirror and an Icon extractor fan. Bedroom 7 13' 2" x 11' 10" (4.01m x 3.61m) A lovely family room with a built-in wardrobe, window seat, television aerial point and a radiator. shower cubicle with a Mira Excel shower, wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, a wall mounted mirror, shaver point and a Manrose extractor fan.

Bedroom 8 14' 5" x 12' 8" (4.39m x 3.86m) A beautiful room with glimpses of the fells from the bedroom window and having a television aerial point and a radiator. En-suite Bathroom With a 3 piece suite comprising a bath with a mixer tap and shower attachment, wash hand basin and W.C. The walls and floor are fully tiled and there is underfloor heating, a full width wall mounted mirror, shaver point and a Manrose extractor fan. Bedroom 9 13' 7" x 13' 3" (4.14m x 4.04m) A lovely double room with a window seat providing views of Wansfell and having a television aerial point and a radiator. Guest Bedroom 7 double shower cubicle with a Mira Excel shower, wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, a wall mounted mirror, a shaver point and a Manrose extractor fan. Third Floor Bedroom 10 14' 5" x 8' 3" (4.39m x 2.51m) A double room with a dormer window providing panoramic views and having a built-in wardrobe, television aerial point and a radiator. Guest Bedroom 10 En-suite Shower Room With a dormer window providing stunning views and having a 3 piece suite comprising a shower cubicle with a Mira Excel shower and glazed screen, wash hand basin and W.C. The walls are part tiled and there is under-floor heating, a wall mounted mirror, a shaver point and a radiator. Bedroom 11 9' 2" x 6' 7" (2.79m x 2.01m) A lovely single room with stunning views and sloping ceilings and having a built-in wardrobe, television aerial point and a radiator.

Guest Bedroom 3 with a mixer tap and shower attachment, wash hand basin and W.C. The walls are part tiled and there is under-floor heating, eaves storage, wall mounted mirror, shaver/light point and a Sector extractor fan. View from Guest Bedroom 10 En-suite Shower Room With lovely views and having a 3 piece suite comprising a shower cubicle with a Mira 415 shower, wash hand basin and W.C. The walls are part tiled and there is under-floor heating and a shaver/light point. Bedroom 12 12' 11" x 12' 9" (3.94m x 3.89m) A superb double room with a dormer window providing stunning views and having a television aerial point and a radiator. En-suite Bathroom With a 3 piece suite comprising a bath Guest Bedroom 12 Owners Accommodation Hallway With storage areas. Sitting Room 14' 5" x 13' 0" (4.39m x 3.96m) With a stone

Guest Bedroom 8 fireplace and having a television aerial point and a radiator. Bedroom 1 16' 1" x 12' 8" (4.9m x 3.86m) Maximum A lovely large room with built-in wardrobes and cupboards (one of which houses the hot water cylinder) and having a television aerial point and a radiator. Bedroom 2 16' 11" x 10' 2" (5.16m x 3.1m) With a built-in wardrobe and having a wash hand basin with vanity unit. There is a television aerial point and a radiator. Bedroom 3 12' 4" x 8' 10" (3.76m x 2.69m) Having a radiator. Shower Room With a 3 piece suite comprising a double shower cubicle with a Mira Excel shower, vanity wash hand basin and W.C. The walls and floor are fully tiled and there is under-floor heating, a wall mounted mirror and an Emma extractor fan. Business Rates and Council Tax Smallwood House has a rateable value of 16,200 with the amount payable for 2015/16 to be confirmed. The owner's accommodation is Council Tax Band B. Tenure Freehold Services Mains electricity, gas, water and drainage are all connected. Viewings Strictly by appointment only with Hackney & Leigh, Ambleside, Telephone 015394 32800. Trade Certified accounts from the owners Chartered Accountants in the form of Trading and Profit and Loss Accounts show an average trading turnover of 139,563 over the three year period ending February 2013. Store 15' 9" x 12' 0" (4.8m x 3.66m) With light and power and having plenty of space for storage. Outside There is parking for several vehicles at the rear of the property.

B Store 15'9" x 12'0" Owners Bedroom 3 12'4" x 8'10" Kitchen 21'1" x 14'5" (Plus 6'11" x 5'10") Bedroom 5 9'2" x 8'10" Down Up Owners Sitting Room 14'5" x 13'0" Office 14'1" x 8'3" Sitting Room 15'0" x 13'2" Bedroom 3 13'2" x 8'2" Up Down Bedroom 4 14'5" x 8'4" Up Owners Bedroom 2 16'11" x 10'2" Owners Bedroom 1 16'1" x 12'8" Dining Room 20'11" x 15'6" Bedroom 2 14'5" x 9'1" (Plus Bay) Bedroom 1 13'2" x 11'0" (Plus Bay) Lower Ground Floor Ground Floor First Floor Bedroom 6 12'7" x 8'1" Bedroom 9 13'7" x 13'3" Down Bedroom 11 9'2" x 6'7" Bedroom 12 12'11" x 12'9" Up Down Bedroom 8 14'5" x 12'8" Bedroom 7 13'2" x 11'10" Bedroom 10 14'5" x 8'3" Second Floor Third Floor Gross internal square footage = Approx 4698 Sq Ft SKETCH PLAN FOR ILLUSTRATIVE PURPOSES ONLY C Drawing by Business Etc Ltd. Unauthorised reproduction prohibited. Drawn in the UK. Drawing No. AM3029/JJ All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be accepted for any loss or expense incurred in viewing or in the event of a property being sold, let, or withdrawn. Please contact us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of their accuracy is given, nor do they form part of a contract. Derrick M. Hackney F R I C S John J. Leigh F R I C S David Capps M RICS Elaine Bradshaw Richard Harkness M R ICS Michael Graham FNAEA Robert Casson FNAEA Keir Walls FNAEA