Lancaster Barn, Bay Horse, Lancaster, LA2 0HW

Description

Lancaster Barn is a beautifully restored boutique bed & breakfast, originally built in 1800 and since comprehensively redeveloped. The business trades as a high end B&B, offering a number of luxury en suite bedrooms, all individually styled with bespoke furniture, original artwork and high-quality finishes.

All rooms benefit from modern amenities including air conditioning, super fast WiFi, flat screen televisions and eco friendly toiletries, combining premium hotel standards with a relaxed, intimate feel.

Breakfast is included for guests and is a core feature of the business, heavily praised in guest reviews. The offering focuses on high-quality, seasonal produce, with a strong garden to table ethos. The owners operate an on site Market Garden, supplying fruit, vegetables and herbs directly to the kitchen.

There is also scope to offer a consistent schedule of lunch and evening meals in addition to opening the restaurant to the public, subject to operator preference.

Lancaster Barn B&B is located in Bay Horse, just south of Lancaster, in a semi rural yet highly accessible position close to Junction 33 of the M6 motorway. The property sits comfortably between the North and South routes, making it a popular stopover destination as well as a base for exploring Lancashire and the Lake District. Lancaster City Centre is approximately four miles away, with excellent regional road connections and nearby rail services.

A detached house sits on site, with; kitchen, dining room, living room, study, four bedrooms, and ancillary store rooms, alongside a one-bedroom annexe with kitchen, lounge, and bathroom. The annexe is versatile and can be opened up as part of the larger house or shut off with private entrance. Both the house and annexe have potential to form further letting accommodation.

The house features a large loft void, currently used for storage, with potential for conversion.

The letting accommodation, located in the 19th Century barn - separate from the house - is arranged across a range of room categories including Small, Medium and Large Barn Rooms. 9 Rooms total. Bedroom quality and finish significantly exceed typical B&B standards, with Hypnos mattresses, underfloor heating in en suites, and carefully curated interiors inspired by Scandinavian design.

One of the larger rooms can accommodate three guests, providing limited flexibility for higher occupancy where required.

The property sits within attractive landscaped grounds measuring 1.379 acres, including gardens and access to the on site Market Garden. Outdoor seating areas provide a tranquil setting for breakfasts and evening relaxation. On site car parking is available for guests, enhancing accessibility for motorway and leisure travellers.

A rare opportunity to acquire a lifestyle boutique B&B with a proven trading model, exceptional reputation and strong positioning. The business is ideally suited to owner operators seeking a high quality hospitality asset with potential to further enhance revenues through expanded food offerings, weddings, and workshops.

Currently, the owners run the B&B at approximately 50% occupancy as a lifestyle choice. Significant trading improvement could be achieved by making all rooms available to book online immediately.

Additionally, the main dwelling has potential to be used as further letting accommodation.

Lancaster Barn benefits from an exceptional online reputation, with consistently outstanding guest feedback across major booking platforms.

For the year ending 31st March 2026:

Turnover circa £138,000 , adjusted EBITDA circa £94,000

Current lifestyle trading stats, based on using 4/9 letting rooms:

51% Occupancy , £160.99 ADR , £82.50 RevPAR

C1 (B&B) class use.
£9,450 rateable value.
Premises Licence