Summary - Brook House, Holmrook, CA19 CA19 1TG
1 bed 1 bath Hotel
Profitable Lake District inn with development upside and substantial grounds.
Freehold profitable hotel and pub, adjusted net profit ≈ £200,000 pa
Brook House Inn is a substantial, profitable freehold hotel and pub in the Lake District National Park, offered at £900,000. The family-run business has strong trading history and is currently generating an adjusted net profit of circa £200,000 per year, delivering an attractive yield for an investor or owner-operator. The property totals around 500 sq m (approx 5,543 sq ft) on a very large 0.35-acre plot with room for expansion.
Internally there are four public rooms on the ground floor, a large commercial kitchen, eight letting rooms (with scope to increase), two staff bedrooms and an owner’s flat — in total approximately 46 separate rooms/areas. Externally the site includes beer gardens to the front and side and a rear car park with parking for up to 16 cars. Recent recognition and awards (including CAMRA West Cumbria Pub of the Year) support the trading reputation.
Development potential is a genuine value driver: an annex at the rear could be extended and a second floor added to provide roughly an extra 150 sq m, creating further holiday accommodation or additional income streams. The location in a remote hamlet within the Lake District offers exceptional countryside appeal, but also comes with practical constraints: mobile signal is absent and the site is in a remoter community, which may affect staffing and some guest expectations.
This opportunity suits an experienced hospitality operator or investor seeking an established, high-margin rural business with clear upside through expansion or managed growth. Buyers should budget for ongoing maintenance and any works required to convert or extend spaces for additional letting units; planning and build costs for extensions will be required.
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