Ainstable, Carlisle
Guide price - £425,000

Dining/Reception Room

4.00 x 4.52 (13'1" x 14'9")

Kitchen

6.90 x 3.48 (22'7" x 11'5")

Workshop

3.45 x 2.87 (11'3" x 9'4")

Workshop

2.00 x 4.08 (6'6" x 13'4")

Workshop

3.43 x 4.48 (11'3" x 14'8")

Boiler Room

1.97 x 2.53 (6'5" x 8'3")

Storage Room

FIRST FLOOR

The first floor (approx. 129 sq m / 1,388 sq ft) is arranged around a central Landing and comprises four generously sized bedrooms — Bedroom 2 (3.84m x 3.99m), Bedroom 3 (2.42m x 3.78m), Bedroom 4 (3.72m x 4.20m), and Bedroom 5 (3.27m x 3.56m) — three of which have their own en suite shower rooms, continuing the property's strong ensuite provision. There is a further dedicated Storage Room on this floor, again ideal for linen, housekeeping supplies, or general storage if run as guest accommodation. This layout closely reflects the building's former use as pub guest rooms, and would translate easily back into letting rooms for a B&B.

Bedroom Two

3.84 x 3.99 (12'7" x 13'1")

Bedroom Two Ensuite

3.09 x 4.30 (10'1" x 14'1")

Bedroom Three

2.42 x 3.78 (7'11" x 12'4")

Bedroom Three Ensuite

2.37 x 1.91 (7'9" x 6'3")

Bedroom Four

3.72 x 4.20 (12'2" x 13'9")

Bedroom Four Ensuite

2.17 x 1.80 (7'1" x 5'10")

Bedroom Five

3.27 x 3.56 (10'8" x 11'8")

Bedroom Five Ensuite

1.96 x 2.57 (6'5" x 8'5")

Landing

Hall

SECOND FLOOR

The second floor (approx. 65 sq m / 697 sq ft) is more private in feel and would suit use as owner's accommodation, separate from guest-facing floors below. It comprises the Principal Bedroom (3.44m x 5.35m) with its own en suite and adjoining Storage room, plus a versatile Reception Room (3.66m x 5.19m) which could equally serve as a further bedroom, snug, or private sitting room for the owner's accommodation. A small additional storage space sits under the eaves, useful for out-of-season belongings.

Reception Room

3.66 x 5.19 (12'0" x 17'0")

Principal Bedroom

3.44 x 5.35 (11'3" x 17'6")

Principal Ensuite

2.02 x 2.40 (6'7" x 7'10")

Wardrobe

Storage

LOWER GROUND FLOOR

Accessed via its own staircase, the Lower Ground Floor (approx. 9 sq m / 102 sq ft) comprises the Cellar (5.42m x 1.52m) — confirmed on the updated floorplan as exactly that. This space was previously used by the pub as a wine cellar and storage area for kegs and similar stock, and its cool, secure nature makes it well suited to continued use as a cellar, or as valuable additional storage for a future guest house operation.

Cellar

5.42 x 1.42 (17'9" x 4'7")

Outside

While Lavender Lodge doesn't offer a traditional private garden, its roadside setting is exactly what makes it such an exciting prospect — generous parking for up to 6 cars sits across the front and gable end, an invaluable asset whether you're hosting family gatherings, running a guest house, or simply love having space for visitors. To the rear, a low-maintenance artificial turf area is dressed with an attractive collection of potted plants and shrubs, offering a pretty, easy-care outlook and convenient access to the boiler room, with the flexibility to convert this space into further parking if desired. It's a setup that plays perfectly to the property's roots as a village pub — practical, welcoming, and ready to embrace its next chapter as a thriving guest house or family home.

Store

Location

Lavender Lodge sits in Ainstable, a rural village in Cumbria's Eden Valley, near Carlisle (CA4 9QQ). Nearby Armathwaite village offers a shop, pubs, popular local walks, and its own station on the scenic Carlisle–Settle railway line through the Eden Valley. The location is a genuine draw for guest house or B&B potential too: several well-known wedding venues are close by — including Heather Glen Country House (Ainstable), Armathwaite Manor (Armathwaite), and Into the Woods (Glassonby) — which could bring a steady stream of wedding guests looking for accommodation. The property is also well placed for visitors exploring the Lake District National Park and the wider Eden Valley, with Carlisle itself within easy reach for shopping, schools, and further rail connections via the West Coast Main Line.

Services & Additional Information

The property is connected to mains electricity, water and drainage, with oil-fired central heating throughout. A wood-burning stove provides additional warmth to the ground floor lounge. Each floor also runs on its own independent heating zone, giving flexible, room-by-room control — a particularly useful feature should the property be run as a B&B or adapted for multi-generational living.

Please Note

These particulars, whilst believed to be accurate, are set out for guidance only and do not constitute any part of an offer or contract - intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their accuracy. No person in the employment of Lakes Estates has the authority to make or give any representation or warranty in relation to the property. All mention of appliances / fixtures and fittings in these details have not been tested and therefore cannot be guaranteed to be in working order.

Anti-Money Laundering (AML) Checks;
When your offer is accepted, we're legally required to verify your identity. This is carried out by a third-party company at the following costs:
Buying in personal name: £40 (inc. VAT)
Company purchase: £120 (inc. VAT)
These fees are non-refundable, and the purchase cannot proceed until checks are complete.