11 Boroughgate, Appleby-In-Westmorland, Cumbria, CA16

LOCATION

The property is situated in the heart of Boroughgate which forms Appleby town centre and the property is situated at the eastern side of the main commercial and retail thoroughfares making up Appleby town centre, on the eastern side of Cumbria and in the North West of England.

Appleby (Short for Appleby-in-Westmorland) is a town and civil parish situated within a loop of the River Eden and has a population of 3,228 (2021 Census). Appleby is a popular tourist town due to its historic, scenic location and closeness to the Lake District, The North Pennines, Swaledale & Howgill Fells and is also well known for the annual Appleby Horse Fair that attracts members of the travelling community from all over Britain and beyond.

Penrith is 14 miles to the north west reached via the A66 and is an attractive and affluent market town known as the gateway to the Lake District National Park. It is well located being on Junction 40 of the M6 providing direct access north and south and to the A66 which leads west to the Lake District National Park and east to Scotch Corner and the A1(M). It has a resident population of approximately 16,701 (2021 Census) and is located within Eden District with a district population of over 54,700.

Appleby lies adjacent to the A66 providing good road communications travelling north west to Penrith and Junction 40 of the M6 and South East to Scotch Corner and the A1, circa 40 miles away. Brough is 8 miles to the east and Kirkby Stephen 12 miles to the south east via the A685 that continues and meets Junction 38 of the M6 at Tebay, 24 miles away. Appleby benefits from a local train service that runs north to Carlisle and South east to Leeds via the Leeds to Settle Railway Line.

Boroughgate connects with Bridge Street to the north which leads to the B6542, the main route travelling in from the south east and A66 Appleby By-pass, through the centre of town and also leading north west connecting back up with the A66 and traveling on to Penrith. Appleby can also be reached from Junction 38 of the M6 at Tebay via the B6260 which becomes Parkin Hill travelling into the southern areas of the town and linking up with Boroughgate via Shattergate.

DESCRIPTION

The property forms part of a Grade ll listed two storey mixed-use building of stone construction underneath a multi-pitched slate roof incorporating a self-contained retail shop, ground and first floor maisonette apartment, attached rear two storey warehouse and detached rear retail warehouse with flagged and block paved courtyard, outside walkway and bin store.

Retail Unit

The retail unit is arranged as a front open plan shop, counter serving area, rear pharmacy preparation room, store, office and WC.

The shop presents to a good standard with appropriate fixtures and fittings to operate as a pharmacy or traditional retail shop.

To the rear is an independently accessed warehouse arranged as an open plan staff room, office, stock room, WC, and stairs to a first floor stock room.

Rear Retail Warehouse

To the rear of the site is a detached retail warehouse of stone constriction with timber clad elevations in part under a pitch slate roof, arranged as a ground floor show room, office, stores and first floor storage.

There is a rear/side flagged and block paved courtyard and terraced garden leading down to the River Eden.

Maisonette

The maisonette is accessed via a side covered walkway to an open courtyard and entrance door.

Internally, the property is arranged as a WC and boot room at ground floor leading to a side staircase up to a central hallway with doors off to two double bedrooms, bathroom and linking through to large open plan living room/dining room and separate kitchen.

There is a loft hatch from the central hallway which provides access to a boarded out loft room.

The accommodation provides large well-appointed rooms with modern fixtures and fittings throughout.

ACCOMMODATION

The shop provides the following approximate net internal floor areas:

Retail Unit

Ground Floor 62.38m² (672 sq ft)
Total Approximate Net Internal Area 62.38m² (672 sq ft)

The warehouse and maisonette provide the following approximate gross internal areas:

Warehouse

Ground Floor 50.08m² (539 sq ft)
First Floor 52.33m² (563 sq ft)
Total Approximate Gross Internal Area 102.41m² (1,102 sq ft)

Rear Retail Warehouse

Ground Floor 91.25m² (982 sq ft)
First Floor 91.33m² (983 sq ft)
Total Approximate Gross Internal Area 182.58m² (1,965 sq ft)

Maisonette

Ground Floor 17.10m² (184 sq ft)
First Floor 93.78m² (1,009sq ft)
Total Approximate Gross Internal Area 110.88m² (1,194 sq ft)

SERVICES

It is understood that the land and property is connected to mains electricity, water and the mains drainage/sewage system.

It should be noted that the services have not been tested and therefore prospective purchasers should make their own enquiries.

TENANCY DETAILS

Retail Element

The retail unit is let to The Green Tree Pharmacy Limited on a 15 year lease from 3 June 2024 at a rental of £10,000 per annum with rent reviews and break options on 3 June 2029 and 3 June 2034 and on full repairing and insuring terms. A copy of the lease agreement is available upon request.

Rear Retail Warehouse

The retail warehouse is let on a 5 year lease from 2 October 2024 at a rental of £1,800 per annum with a break option on 2 October 2027, on full repairing and insuring terms subject to a schedule of condition. The lease is excluded from Sections 24 - 28 of the Landlord and Tenant Act 1954.

A copy of the lease agreement is available upon request.

Maisonette

Currently vacant and available at a rental of £6,900 per annum is expected.

Alternatively, the maisonette could be utilised as a second home
or holiday let.

ENERGY PERFORMANCE CERTIFICATE

The shop has an Energy Performance Asset Rating of D76 and the flat has an Energy Performance Asset Rating of C76 and a copy of each certificate is available upon request or to download from the Government's online EPC database.

TENURE

The land and property is being sold freehold of the whole with the existing leases in place.

PROPOSAL

Offers are invited at a guide price of £295,000 exclusive, subject to the existing tenancy agreements.

All enquiries to sole agents Edwin Thompson and it should be noted that our Client is not obliged to accept the highest or any offer.

VAT

All figures quoted are exclusive of VAT where applicable.

LEGAL COSTS

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

VIEWING

The property is available to view by prior appointment with the
Windermere office of Edwin Thompson LLP. Contact:

Joe Ellis - at our Windermere office.
Amelia Todd - at our Windermere office.

IMPORTANT NOTICE
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 October 2025.