Summary - PATTERDALE HOTEL, ROAD FROM ST PATRICKS CHURCH ON THE A592 TO LANE FOOT DEEPDALE CA11 0NN
60 bed 1 bath Hotel
Well-traded 60-bedroom freehold hotel with 40-acre grounds and exceptional views.
60 ensuite letting bedrooms across terrace of hotel buildings
Substantial staff accommodation: 25 staff bedrooms included
Total site about 16.4 hectares (40.4 acres) with mature grounds
Stunning elevated Ullswater and fell views drive tourist demand
Actual/forecast net turnover to June 2025: £1.95M
Two-storey barn (store/workshop) and adjacent derelict garage on site
Remote access via Kirkstone Pass; seasonal trading and accessibility risks
Redevelopment/upgrading of outbuildings may require investment and planning
This imposing Lakeland hotel occupies a commanding position beside Ullswater, offering exceptional fell and lake views that drive strong tourist appeal. The property comprises 60 well-appointed ensuite letting bedrooms across a terrace of hotel buildings, plus a characterful restaurant and popular lounge bar — proven trading with actual and forecast net turnover of £1.95M to June 2025.
The site extends to around 16.4 hectares (40.4 acres), with substantial mature grounds, parking and frontage to open pasture and a minor watercourse. On-site staffing provision is a key asset: extensive and valuable staff accommodation provides 25 staff bedrooms and separate management accommodation, supporting high-capacity operation year-round.
There is clear potential to enhance revenue through targeted investment in food and beverage, events, and marketing, and operational improvements to increase yield from the existing room stock. A two-storey former barn (store/workshop) and an adjacent derelict garage present opportunities for redevelopment or conversion, subject to planning.
Buyers should note material considerations: the hotel sits in a remote valley reached via Kirkstone Pass or the Ullswater road, which can limit accessibility and amplify seasonality. Some outbuildings are derelict and will need repair or clearance; ongoing investment will be required to realise uplift. This is a rare freehold opportunity to acquire a substantial, well-traded Lake District hotel with scope for growth.
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