THE ROYAL OAK HOTEL ROSTHWAITE, BORROWDALE, KESWICK, CA12 5XB The Royal Oak, Rosthwaite, is a small family run hotel, currently trading in the SUMMARY style of an alpine catered chalet and is set in the picturesque Borrowdale Valley, just six miles south of Keswick. The main accommodation is a • Traditional Lakeland hotel set within pretty picturesque village traditional Cumberland Longhouse which dates back to around 1750. • 14 letting bedrooms plus 1 bedroom self-catering apartment Additional rooms are housed in the adjacent converted barn annexes. • Located on the busy Coast to Coast route Formerly a farm and miners’ tavern, the public areas still retain and reflect much of the charming character of its heritage. In the main house, there are • Potential to develop food and beverage trade if required currently eight en suite letting bedrooms, and two single letting bedrooms with • 3 bedroom owners’ flat located in main hotel their own private bathrooms. Across the old farm yard there are • Turnover year ended 31 March 2016 £371,300 Trading Profits in the “Merrybreeches” & “Beck Bank Barn” - both having views of Stonethwaite region of £135,000 Beck. The former is a converted barn which provides four additional & spacious en suite bedrooms, the latter a one bedroom self-contained £1,400,000 – Freehold apartment, currently let as a superior room for longer stays, but this would also be suitable for self-catering. The owner/manager has the benefit of a three bedroom flat which is located to the main building.

The hotel is in an idyllic setting within this stunning Lakeland village and just outside what A W Wainwright called “The most beautiful square mile in all of Lakeland.” Located in the heart of the Lake District, directly on the crossroads of the Cumbrian Way, Inn Way & famous Coast to Coast walkers’ route, the hotel enjoys a substantial captive market. The beautiful Borrowdale Valley runs for some ten miles and is ringed by glorious fells from Scafell Pike down to the shores of Derwentwater. It has been a mecca for seasoned walkers for many years, enjoying a lucrative and extended trading season.

The family owners of the hotel bought the business in 1970 and soon became aware of the commerciality of their acquisition. In the late 1990s, work started on the conversion of the barns located directly behind the hotel to create additional letting accommodation. Further scope does exist however to develop the business as the hotel only trades with a Restaurant Licence, allowing food and drink to be sold to guests only. A full Premises Licence could be sought by new owners and this could help develop a much-needed food and beverage trade to benefit the village, dramatically increasing the potential turnover and profitability of the hotel. Retirement is now on the cards for the current owners, offering a business to the market for the first time in over 40 years.

THE ROYAL OAK HOTEL, ROSTHWAITE, BORROWDALE, KESWICK. CA12 5XB THE PROPERTY

The main hotel is of traditional construction with the accommodation located over the ground and first floors. To the rear of the main hotel is “the annex” which was converted in 1999 and consists of letting accommodation and storage for the hotel. As well as the letting accommodation, there are three additional rooms currently either used for staff accommodation or for overflow capacity. There are two covered garages with light and power.

PUBLIC AREAS

From the main road, a traditional-style porch leads in to the main hallway of The Royal Oak Hotel. Immediately to the right is a comfortable lounge, set around a feature fireplace and to the left is a second and smaller lounge with additional seating for guests. Continuing down the hall and to the right is the snug, a small cosy traditional bar with slate bar top and a range of optics. To the left is the dining room which features traditional beams and is set for around 30 covers. There is also a ground floor TV lounge with separate outside access.

LETTING BEDROOMS

Main Hotel There are a total of ten letting bedrooms, eight of which are en suite and two have private bathroom facilities. Two of the bedrooms are located on the ground floor with direct access from the courtyard. All of the rooms are well-decorated and offer coffee and tea making facilities.

The Annex The Annex is located across the courtyard to the rear of the main hotel and was renovated in around 1999. This consists of: “Beck Bank Barn” – On the ground floor is a boiler/laundry room and store. On the first floor, there is a self-contained apartment which comprises of lounge, kitchen, bathroom and double bedroom with rear facing views across the beck. “Merrybreeches” – There are two ground floor en suite bedrooms and two first floor en suite bedrooms.

THE ROYAL OAK HOTEL, ROSTHWAITE, BORROWDALE, KESWICK, CA12 5XB OWNERS’ ACCOMMODATION

Located on the first floor within the main hotel, there is a three bedroom owners’ apartment which comprises of lounge and kitchen, three bedrooms and bathroom.

“Royal Oak Cottage” The family own a private residence known as Royal Oak Cottage which is not included in the purchase price but could be made available by separate negotiation. This is located on the end of The Annex and comprises of entrance hall, lounge, dining kitchen, en suite master bedroom, two additional double bedrooms, bathroom and store room. The owners have indicated that they would be looking for a value of £300,000 for the property which is held on a separate title.

STAFF ACCOMMODATION

There are three bedrooms, one being accessed from separate rear door. These are currently used as back-up letting bedrooms or could be used by staff if desired.

SERVICE AREAS

There is a kitchen located on the ground floor, servicing the dining room, with separate wash-up area and access to store outside. There is also a small office.

SERVICES

Allerdale District Council at Workington (01900) 326333. Mains electricity. Private water supply. Oil-fired central heating and cooking. Mains drains.

WEBSITE

www.royaloakhotel.co.uk

THE ROYAL OAK HOTEL, ROSTHWAITE, BORROWDALE, KESWICK, CA12 5XB LICENCE

Restaurant Licence

TRADE

Profit and Loss Accounts for the year ended 31 March 2016 show sales of £371,300 with trading profits of around £135,000 (before owners’ finance and depreciation).

Further trading accounts and information can be made available to any seriously interested parties after viewing.

PRICE

Offers of £1,400,000 are invited for the freehold complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

FINANCE

Colliers International is able to assist prospective purchasers by introducing sources of finance if required. Whilst we do not charge the buyer for this service, we may receive an introductory commission from the lender of broker involved.

TO VIEW

All appointments to view MUST be made through the vendors’ agents who are acting with sole selling rights.

DIRECTIONS

From Keswick, drive south on the B5289 (Borrowdale Road) which runs along the eastern shore of Derwentwater. After approximately six miles, proceed in to Rosthwaite Village and in the centre is The Royal Oak Hotel, located immediately on the left hand side.

THE ROYAL OAK HOTEL, ROSTHWAITE, BORROWDALE, KESWICK, CA12 5XB FURTHER INFORMATION For further information or to arrange an inspection of the property, please contact:

Neil Thomson 0161 831 3333 SUBJECT TO CONTRACT [email protected]

Disclaimer Colliers International gives notice that these particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute any part of an offer or contract. Details are given without any responsibility and any intending Purchasers, Lessees or Third Party should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person employed or engaged by Colliers International has any authority to make any representation or warranty whatsoever in relation to this property. (September 2016) Colliers International is the licensed trading name of Colliers International Property Advisers UK LLP which is a limited liability partnership registered in England and Wales with registered number OC385143. Our registered office is at 50 George Street, London W1U 7GA.

THE ROYAL OAK HOTEL, ROSTHWAITE, BORROWDALE, KESWICK, CA12 5XB