Wallsend Guest House, The Old Rectory, Bowness on Solway, Wigton, CA7 5AF

Wallsend Guest House, The Old Rectory, Bowness on Solway, Wigton, CA7 5AF

Guide Price£695,000

A charming, detached Arts and Crafts influenced former Vicarage set in approximately 1.89 acres of gardens and grounds, currently operating as an established guesthouse with tearooms, Wigwam® Cabins and camping pitches.  The current owners have invested heavily to create and maintain an established business with a Visit England 4* Gold Award and a TripAdvisor Certificate of Excellence.

Wallsend Guest House is situated within the pretty and traditional Cumbrian village of Bowness-on-Solway, offering a honeypot visitor location at the terminus of Hadrian’s Wall National Trail.

The property offers a spectacular opportunity to acquire an established business with forward bookings and briefly comprises:

  • 5 en-suite guest rooms
  • Tearooms
  • Separate en-suite owner’s bedroom, bathroom, office and living room
  • 4 Wigwam® Cabins
  • 8 licensed camping pitches
  • Extensive landscaped gardens and grounds
  • Ample parking spaces


Bowness-on-Solway is a small village in North Cumbria offering a primary school, public house and village hall and is situated within the Solway Coast Area of Outstanding Natural Beauty, overlooking the Solway Firth to the Scottish Borders. The village is approximately 8 miles from the local town of Wigton and is inside the catchment area for the Ofsted ‘Outstanding’ Nelson Thomlinson Secondary School. Carlisle is approximately 15 miles to the east, accessible via a local bus route and Carlisle Train Station offers regular trains to London (approximate journey time 3 hours 15 minutes ), Glasgow (1 hour 15 minutes ) and Edinburgh (2 hours 15 minutes). Carlisle Lake District Airport is just over 20 miles to the east and  as of July 2019, offers commercial and domestic flights to Dublin, London Southend and Belfast City.

The village is popular with tourists, particularly as Hadrian’s Wall terminates at Bowness-on-Solway. The Wall runs for approximately 84 miles from Wallsend on the east coast and is a UNESCO World Heritage Site. A designated National Trail, it is ever popular with walkers and cyclists and is part of ‘National Cycle Network 72’, which follows the coast from Kendal in South Cumbria to Silloth and covers approximately 176 miles. In 2020 the village is scheduled to be situated on the England Coast Path, which is planned to stretch 2,795 miles around the coast of England.

The Accommodation

The property provides a detached and idyllic former vicarage situated within the centre of the village, a stone’s throw from the local pub, primary school, beach and church and with some bedrooms having coastal views.

The property is traditionally constructed in rendered masonry with a multi-pitched slate roof and dates back to the 1920’s – retaining its original charm with Arts and Crafts detail throughout, a number of open fires and solid fuel burning stoves, stripped pine doors and quality fixtures.

The ground floor is arranged with a warm and welcoming reception room; three further reception rooms; WC; kitchen with traditional pantry; larder; utility and an additional storeroom/workshop. At first floor there are six generously proportioned, well presented en-suite bedrooms and additional bathroom with walk-in wardrobe. The attractive and mature landscaped gardens and grounds provide ample parking and are enclosed by traditional stone walling, fencing and hedging.

The property comprises the following:

Ground Floor

Entrance Porch

Accessed off the gravelled parking area and having a feature “Roman Altar” sandstone block which is understood to originate from a peel tower which stood at the gates of the Rectory in the 1500’s.

Guest Reception – This room provides a warm and welcoming atmosphere for overnight guests and tearoom visitors alike having carpeted flooring, timber/Heritage aluminium double glazed bay window overlooking the gravelled parking area, a substantial feature sandstone fireplace and multi-fuel stove, original picture rail, coving and two radiators.

Owner’s Reception Room – accessed off the guest reception with exposed original timber floorboards, picture rail, coving, timber/Heritage aluminium double glazed window overlooking the owner’s garden, Arts and Crafts style fireplace and fitted alcove storage with ‘1922’ detail, solid fuel burning stove and two radiators.

Owner’s Office – accessed from the guest reception with carpeted flooring, picture rail, coving, timber/ Heritage aluminium double glazed window overlooking the owner’s garden, open fire with solid stone mantelpiece and surround and radiator.

Downstairs Cloakroom/WC – tile effect flooring, wash hand basin, timber framed double glazed window radiator and door to the WC.

Dining Room/Tearoom –  comfortably arranged to provide circa 15 covers and having carpeted flooring, timber/Heritage aluminium double glazed window overlooking the gravelled parking area, picture rail, coving, radiators and decorative fireplace and surround (currently ornamental only and with electric stove).

Larder Room – a corridor from the dining room or guest reception leads into the kitchen and spacious larder room with laminate flooring, Belfast style sink, fitted shelving and UPVC double glazed window.

Dining Kitchen – a spacious family kitchen with heavy duty tile effect flooring, a range of modern but traditionally styled wall and base units with worktops, central island with power-point, integral dishwasher, double stainless steel sink and drainer, stainless steel double oven and grill with 7 ring gas hob and hot plate, radiator, timber/Heritage aluminium double glazed window, spacious pantry with fitted shelving and door off to the rear laundry room.

Utility Room – laminate flooring, a range of wall and base units with worktops, plumbing for two washing machines, timber/UPVC double glazed window, Worcester Bosh floor mounted boiler, Belfast style ceramic sink and door to the rear enclosed courtyard.

Outside Storeroom – accessed externally from the owner’s garden or from the rear courtyard and having exposed concrete floor, timber framed single glazed window and currently arranged to house laundry equipment and having a table height shower.

An impressive Arts and Crafts style galleried staircase off the guest reception leads to the first floor.

First Floor

Landing – carpeted flooring, loft hatch with ladder providing access to the boarded under-eaves space, spacious linen cupboard housing the hot water tank and immersion heater and doors off to the owner’s accommodation and five en-suite guest rooms.

Guest Bedroom 1 – currently arranged as a spacious twin with carpeted flooring, timber framed/Heritage aluminium double glazed window with outlook across the garden, radiator, loft hatch and en-suite with cushioned vinyl flooring, electric chrome heated towel rail, bath with shower curtain and Mira electric shower, WC, wash-hand-basin, extractor fan and wall mounted illuminated mirror.

Guest Bedroom 2 – currently arranged as a single with carpeted flooring, radiator, timber framed/Heritage aluminium double glazed window and open fire with timber mantel shelf and en-suite shower room with non-slip cushioned vinyl flooring, Velux windows, electric chrome heated towel radiator, shower with tiled surround and Mira electric shower, WC, wash-hand-basin, extractor fan and wall mounted illuminated mirror.

Guest Bedroom 3 – currently arranged as a double with carpeted flooring, feature exposed roof timber, radiator, timber framed/Heritage aluminium double glazed window, open fire with sandstone surround and timber mantel-piece, two fitted cupboards within the chimney breast alcoves and en-suite shower room with non-slip cushioned vinyl flooring, tiled walls, WC, wash-hand-basin, wall mounted illuminated mirror, corner shower with shower-board surround and Mira electric shower, extractor fan and chrome towel radiator.

Guest Bedroom 4 – currently arranged as a double and having carpeted flooring, radiator, timber framed/Heritage aluminium double glazed windows with sea views and en-suite shower room with under-eaves storage, cushioned vinyl flooring, Velux window, chrome heated towel rail, corner shower cubicle with respotex surround and Mira electric shower, WC, wash-hand-basin and wall mounted illuminated mirror.

Guest Bedroom 5 – currently arranged as a family room having a double and single bed with carpeted flooring, timber/Heritage aluminium double glazed window, open fireplace with sandstone surround and timber mantel piece, radiator and en-suite bathroom with tile effect non-slip cushioned vinyl flooring, bath with shower screen and Mira electric shower, WC, wash-hand-basin, wall mounted illuminated mirror,  heated chrome towel radiator, Velux window, radiator and extractor fan.

Owner’s Bedroom – a spacious double with timber effect laminate flooring, timber/Heritage aluminium double glazed window with views over the surrounding countryside and fields, cast iron effect radiator and open fire with sandstone surround and timber mantel piece.

Owner’s en-suite – timber effect laminate flooring, double shower cubicle with Aqua Stream electric shower WC, wash-hand-basin and wall mounted illuminated mirror.

Owner’s Bathroom With Walk In Wardrobe – a spacious and light Jack-and-Jill style bathroom accessed off either the landing or owner’s bedroom with laminate flooring, LED spotlight fittings, timber and HERITAGE ALUMINIUM double glazed window, cast iron effect radiators (one with stainless steel towel rail), WC, freestanding bath, wash-hand-basin, wall mounted illuminated mirror and walk in wardrobe with laminate flooring, LED spotlight fittings and a range of fixed shelving and hanging rails.


The grounds of Wallsend Guest House provide well-kept gardens which are divided into 4 separate areas as follows:

Front Garden – a gravelled, gated area to the front of the guesthouse provides ample guest and owner’s parking and attractive and established flower beds with a substantial bike store/workshop which has power and light and is formed from timber beneath a pitched, Katepal roof with a solid concrete floor. This area provides additional outdoor seating for guests of the tearooms and a gravelled, winding pathway between vibrant flowerbeds leads through to a central garden.

Central Garden – a spacious and neatly presented lawned garden with established flower beds and a number of mature Cyprus trees leads to down to the camping area and the owner’s rear garden and overlooks the chicken enclosure and duck pond.

Owner’s Rear Garden – a private, sheltered and secluded area to the rear of the property, accessed either via the central garden or the outside store room provides a generously proportioned owner’s garden which is partly laid to gravel and is landscaped to step down to a lawned area and further to a rose garden and pond, all bounded by timber fencing and mature plants.

Hen And Duck Area – the current owners have further divided the gardens to provide an outdoor hen enclosure, separate duck pond and wildlife garden.

Courtyard – enclosed by solid brick walls and providing a small sheltered boot area, coal and bin store and access to outside storeroom/workshop and to the house via the utility room.

Camping and Glamping

The camping/glamping area is accessed either via the main gardens or via a farm track and separate gate and is an enclosed area of approximately 0.97 acres. There are currently 4 Wigwam® Cabins arranged around a central communal green area (which has previously been used for a marquee) and circular gravelled pathway. The current owners have secured Planning Permission for a further 4 Wigwam® Cabins should the ingoing purchaser with to expand this branch of the business. Within this area there is a licence for 8 camping pitches with further parking spaces and electricity hook-ups. The site offers power points for electric campers, a communal fire alarm which is linked to the guest house, a drying tent and a utilities block.

Wigwam® Cabins

Each Wigwam® Cabins is formed from sustainable timber and offers a raised, decked patio area to the front which leads into the living accommodation via a timber double glazed, double patio door and is arranged to provide one double bed, one futon style sofa/second double bed, a cooking area with base unit, fridge, double electric hob, single sink and drainer, wall mounted electric heater, timber framed double glazed window, LED spotlights and shower room each with WC, wash-hand-basin, shower cubicle with mains unit over, heated towel rail and Velux window. There is one Wigwam® Cabin which has an associated dog exercise area.

Utility Wigwam® Cabin

A clean, tidy and well-presented Wigwam® Cabin provides amenities for camping guests and is formed from timber under a pitched slate roof and with a raised, decked patio area leading to an entrance via a timber single glazed door. Internally, the Wigwam® Cabin has cushioned vinyl flooring, Velux windows, kitchen offering a food preparation area with stainless steel sink, plumbing for washing machine and currently having a microwave and fridge with honesty box for cold drinks and chocolate etc. and also having a range of fitted storage units. There are separate male/female guest shower rooms, each with corner shower and mains unit over, wash hand basin and WC.

The Business

Since taking over the guesthouse 10 years ago the current owners have expanded the business by obtaining a Premises Licence for the sale of alcohol and events, opening the Tearooms and operating the camping/glamping side of the business, achieving a Trip Advisor Certificate of Excellence, a Vist England 4* Bed and Breakfast award and a Visit England Gold Award.

The Bed and Breakfast element of the business is open for around 6 months of the year and the Tearooms from around April until October. The business is run with a ‘hands on’ approach with assistance from part time members of staff and a gardener, who is contracted in.

The Guesthouse is advertised via its own dedicated website (www.wallsend.net), via a Facebook page, Twitter, TripAdvisor and wigwamholidays.com.

The property and business offer the potential to take over a well-established, successful business with opportunity to further expand by opening throughout the year, installing further Wigwam® Cabins, or even into hosting functions as there is space for a marquee in the centre of the camping area and the village church often hosts local weddings, funerals and christenings.

Agent’s Note

The present owners acquired the business approximately 10 years ago and have invested considerably to improve and maintain a high standard of presentation throughout.

Annual turnover is available upon request along with trading accounts which will be made available to genuinely interested parties who have already inspected the premises. This is an excellent and well established business.

Council Tax

The Allerdale Borough Council Website identifies the property as being within Band A, a total council tax payable for the year 2019/2020 as £1,243.97.

Business Rates

It is understood from the VOA website that the premises has a Rateable Value of £11,250

The current uniform business rate is 49.1p in the pound for the year 2019/2020. Interested purchasers should make their own enquiries with regard to Small Business Rates Relief.

Energy Performance Certificate

The property has an Energy Performance Certificate Asset Rating of C75. A copy of the report is available upon request from Edwin Thompson’s offices.


The property and business are available at a guide price of £695,000 as a going concern with the benefits of forward bookings, goodwill, trade contents (excluding personal items and further specific items to be identified separately) and stock at valuation. All offers should be made to the Agents, Edwin Thompson Property Services Limited.


All figures are exclusive of VAT where applicable

Legal Costs

Each party is to bear their own legal costs in the preparation and settlement of the sale documentation together with any VAT thereon.


Strictly by appointment through the Agents, Edwin Thompson Property Services Limited. Please contact:

Please contact Alice Canham – 01228 548385


Suzie Barron – 015394 48811



John Haley




 Edwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that:

  1. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, any offer or contract.
  2. All descriptions, dimensions, plans, reference to condition and necessary conditions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their correctness.
  3. No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Agents, nor into any contract on behalf of the Vendor.
  4. No responsibility can be accepted for loss or expense incurred in viewing the property or in any other way in the event of the property being sold or withdrawn.
  5. These particulars were prepared in June 2019.




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    Quick Summary

    Price £695,000
    Town/City Wigton
    Status Under Offer
    Size (Acres) 1.89
    Beds 6