Summary - Embleton Spa, Cockermouth Cumbria CA13 CA13 9XU
1 bed 1 bath Serviced Apartments
Rare freehold leisure business near Keswick with multi-income streams and development upside.
Freehold, fully managed hospitality business with 40-year trading history
Sleeps up to 50 across serviced apartments and ensuite rooms
70-cover restaurant, bar and large conservatory with established trade
Spa complex: 12x5m pool, gym, solarium and running swim school
Around 3 acres of landscaped grounds plus adjoining field and campsite use
Parking for approximately 30 cars; excellent rural views to surrounding fells
Planning for nine-bedroom annex being renewed (subject to consents)
Built pre-1900 with granite walls, likely uninsulated; oil-fired heating, assessment needed
Embleton Spa is a long-established, fully managed freehold hospitality business set in just under 3 acres near Keswick and Cockermouth. The asset combines a 70-cover restaurant with bar and conservatory, serviced accommodation sleeping up to 50, indoor pool, spa, gym and an active swim school — a multi-income operation with repeat trade and a 40-year trading history.
The site offers clear development potential, including renewal-ready planning for a nine-bedroom annex and an adjacent field that can operate as a pop-up campsite for up to 50 tents under permitted development rules. Generous private grounds, surfaced parking for around 30 cars and panoramic fell views add appeal for leisure guests and group bookings.
Material considerations are factual and important for prospective buyers: the property is period stone construction (pre-1900) with granite walls likely lacking insulation, heated by an oil-fired boiler, and the spa/pool fit-out and plant will need professional condition assessment. The business is sold freehold with a tenant in situ leasing the restaurant, bar and rooms until October 2028 — this secures near-term income but limits immediate owner-occupation or operational changes.
Location benefits from strong tourist catchment in the Lake District National Park but demand is seasonal; further investment or reconfiguration may be required to lift margins. Renewing the 2012 planning permission and reviewing servicing, access and building fabric are sensible early actions for a new owner wanting to expand or reposition the offer.
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