Summary - Box Tree Cottage, Beetham LA7 7AL
1 bed 1 bath Pub
Established trading pub with letting rooms and clear development potential.
• 17th-century stone inn with rustic beams and wooden floors
• Established trade with good profit levels
• Four en-suite letting rooms plus three en-suite staff bedrooms
• Opposite car park for ~30 vehicles and outdoor seating for ~50
• Planning approved to convert large rear store to one-bedroom unit
• EPC B — relatively efficient for a historic building
• Medium flood risk; specialist checks and insurance advised
• Stone walls assumed uninsulated; thermal upgrades may be needed
This 17th-century village inn combines historic character with a proven trading business, offered freehold at £950,000. The main pub and restaurant occupy three storeys of traditional stone construction beneath slate roofs, with rustic interiors, wooden floors and exposed beams that appeal to countryside visitors and local regulars. The business includes a first-floor dining/private function area, four en-suite letting rooms and three en-suite staff bedrooms, supporting multiple income streams.
Commercial advantages include an opposite car park for approximately 30 vehicles and an outdoor seating area for around 50 people, plus established, profitable trade. Planning permission is already approved to convert a large rear store into a self-contained one-bedroom unit, offering immediate scope to increase accommodation or separate revenue. The property has an EPC rating of B.
Notable considerations: the building is Grade-period stone construction (pre-1900) with assumed no wall insulation and double glazing installed before 2002, so some thermal upgrade and careful conservation work may be required. The site is shown to have a medium flood risk; prospective buyers should commission flood and insurance checks. Broadband and mobile signals are average for the village, and the plot is small with storage outbuildings and an enclosed yard rather than extensive grounds.
This opportunity suits an investor or operator seeking a period inn with strong local trade, immediate letting income, and clear development potential. Sensible refurbishment and targeted upgrades could enhance margins and guest appeal while retaining the building’s historic character.
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