Accommodation type
Holiday cottage or apartment?
There’s no doubt that both have their merits. So, to help you decide what might be best for you, we’ve looked at the benefits of both.
Benefits of cottages and detached properties vs apartments, at a glance:
Can be more characterful providing ‘kerb’ appeal online
Greater potential for enhanced outdoors spaces
Greater freedom with private grounds – appealing to dog owners
Less limitations on parking
Freehold purchase rather than shared spaces and annual fees
Greater flexibility for property makeovers
Less chance of intrusive developments impacting views/appeal
Key things to look for when buying a cottage or detached holiday property:
Is it close to a lake or walking/cycling routes?
Are there dog-friendly walks nearby?
Is there a pub within walking distance?
Does the property have privacy and a garden/ grounds that would appeal to guests?
Does the property have private parking? Is the property suited to pet owners?
Are there other local amenities nearby, such as a village shop?
Does the property have potential for capital growth? Is the property ready to rent or does it need work?
Does the property have potential to be turned from the humdrum into an uber-cool, ultra desirable holiday home escape?
Are there attractions nearby that will appeal to visitors and their families?
Whatever your personal preference, be that a period property, a doer-upper, or a ready to rent chic contemporary property, our team of experts can guide you on every aspect of the purchasing and makeover process. We’ll give you all you need to make the right decision both for you and for your pocket, helping to maximise income, while creating a stand-out property for you and your guests to enjoy.
What about developments?
They tend to have one main advantage over individual holiday homes, and that is location.
Developments are typically situated in stunning locations with outstanding views. And they have to be, quite simply because they have to compete in a very different way to the like of grand houses or cute cottages.
Benefits of developments versus cottages at a glance:
Low maintenance
Built for purpose
Shared facilities
Located in or near popular holiday destinations
Developer deals to be done
Potential for positive capital appreciation
What to look for in established developments:
Does the apartment have an established income? Is the apartment in need of a makeover? Is refurbishment permissible under the terms of the purchase?
Does the apartment have NHBC certificates giving additional protection against structural faults? Is the development architecturally appealing?
Why buy a new development?
New developments tend to be situated in locations with stunning views and often close to a popular location
Apartments in new developments tend to be low maintenance
New developments typically come with parking High specification facilities often include heated pools, gyms, hot tubs
If you purchase more than one apartment or property, developers may be open to reducing the asking price, and to including furniture as part of the deal
New developments often have apartments with stunning floor-to-ceiling bi-folds, or penthouses with furnished balconies, private hot tubs and exceptional lake or hill/countryside views
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Could glamping be a viable alternative?
If you want to make the most of land that you own, glamping is a good option to consider. From yurts and safari tents to cabins and shepherd huts, the range of glamping options is vast. Planning will influence what you can put in, but if you get the process right, you could soon turn an unused corner of a field into a profitable business.
Benefits of glamping at a glance:
Strong return on investment
Popular for short breaks, increasing average holiday value
Low maintenance
What do you need to consider before going down the glamping route?
Does your glamping offer reflect the needs of your target customer?
Are you happy to focus on the peak season only, in which case safari tents, canvas options or yurts could be for you
If you want a year-round income, consider solid structures such as cabins
Are you looking for an off-the-shelf purchase?
Have you considered the benefits of a bespoke build so that you stand out?
Does your glamping offer deliver tranquillity and unspoiled views?
Does your glamping offer stick to a theme?
What will it cost?
Most luxury glamping units will range between £30k-120k
Don’t forget to allow for the cost of putting in services and electrics
Have you budgeted for kitchens, a boiler and bathroom?
Canvas or solid structure?
If you opt for canvas, your season will typically last from March to November.
By comparison, a solid structure, such as a cabin, offers greater flexibility through the use of wood burners, under floor heating and en-suite facilities. That helps make the off-peak season just as busy as the peak periods, and appeals to a premium customer willing to pay that bit extra for those all-important creature comforts.
Things to consider:
Target your market well, creating niche accommodation rather than one size fits all approach
If you are set on appealing to a cross-over market, consider a hot tub. You can price a two-bedroom property at a reduced couples’ rate to keep your pricing competitive
Most bookings will be short-breaks, which means that marketed well, you can get multiple bookings per week, maximising income
What can you expect to earn?
Based on the right accommodation in the right setting, with the right services and facilities, you can typically expect to achieve a return on investment within two and a half years. Per night rates will depend, but can range from £60 in offpeak to £250 in high peak, depending on its facilities and location.
Planning and farm diversification – from field to finish:
One of the fastest growing areas and opportunities for farmers and landowners is diversification into glamping, repurposing pockets of land to create truly stunning locations for yurts, bespoke cabins, tree houses, lodges, shepherd’s huts or even underground hobbit houses.
Key considerations:
Sustainability is key to planning approval Plans will need to be laid out in accordance with local policy
Advice from a planning consultant or a surveyor will save a lot of pain in the long-run Start small, but plan big Put infrastructure in place for future expansion from the start
Having worked with glamping businesses across the UK, we have many years’ experience of helping owners turn their dreams into reality. Our Field to Finish solution gives owners access to the unrivalled experience of our planning consultant, offering a complete service ranging from site design to negotiation with the planning department. That’s the Classic way. Just ask for details.
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Area guides - Understanding the draws of a countryside break
Lake District - Windermere
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Tourism is the main source of income for the Lake District economy as over 19 million tourists visit the Lake District each year. To successfully let holiday cottages in the Lake District, it’s good to understand what draws visitors to this amazing area (hint: it’s everything from the bottom of the deepest lake to the top of the highest peak).
To help you whittle down a shortlist of places to consider, we’ve put together some guides on some of the county’s most popular locations, giving you the inside scoop on why each appeals to buyers and visitors alike.
Windermere
The impeccably placed town of Windermere is set in the heart of the Lake District, framed by a backdrop of unspoiled countryside, lakes and stunning views of the surrounding fells and distant mountains. Indeed, the reaching waters of Lake Windermere are one of the Lakes biggest draws (literally) and provide endless opportunities for waterside fun.
A highly desirable holiday hotspot that teems with visitors year-on-year, the superb lakeside location speaks for itself. Just looking out over the shimmering water it’s easy to see why this is one of the Lake District’s most idyllic holiday destinations. It’s therefore unsurprising that the town faces a growing demand for accommodation from visitors who want to soak up the stunning surrounds. In fact, property prices have risen by around 10% according to Rightmove in 2022.
Things to do
Benefitting from such a spectacular location, Windermere is a wonderful spot for naturalists. There is a plethora of wildlife in and around the lake, from red squirrels in Claife Heights, to red deer in Grizedale Forest.
Lake Windermere is just over 10 miles in length, making it the largest natural lake in the Lake District and England. You’ll see 14 islands dotted around the expansive lake, the largest of which is Belle Isle, which make for some very interesting markers when traversing the glassy waters. There are a number of watersports companies around Lake Windermere, making it a great spot to dip your toes into the world of sailing, kayaking, and standup paddle boarding.
See the lake as it was viewed many years ago from the Claife Viewing Station where the very first visitors to the Lake District went to admire the views of Lake Windermere. The viewing station is surrounded by lakeside walks, woodlands and bike trails. Take your bikes on the Bowness Ferry and cycle along the west shore path, along which you can see the remains of the many charcoal burning platforms.
Activities for kids and families
There’s no doubt about it, Windermere is family friendly to the core and a perfect place to enjoy fun-filled holidays with children of all ages.
A Windermere lake cruise is the perfect way to see the lake and the stunning Windemere scenery. Cruises can take you to visit the Lakeland Motor Museum, Lakes Aquarium and the Lakeside and Haverthwaite Steam Railway, all of which will delight any age. Or, you can simply sit back and relax on a pleasure cruise as you watch the picturesque scenes pass you by.
For active families looking to adventure and explore the local area, there’s a great selection of easy and more challenging walking trails nearby. One of the main attractions has to be the Beatrix Potter Gallery in Windermere, which showcases the life and works of the beloved children’s author; or visit Hilltop, her 17th century farmhouse home, which appears as if Beatrix had just stepped out for a walk. Or, for a full day of Beatrix Potter, visit the World of Beatrix Potter attraction where you can see her stories brought to life. You can visit Mr. McGregor’s Garden and see daily shows - it’s really not to be missed.
Head along to Windermere Jetty where you can take part in summer workshops with all the family and hear fascinating stories of boats and steam, dedicated to the lake’s hardworking people and the rich history of England’s largest natural lake.
Places to eat Windermere is packed with great pubs and places to eat. If you are looking for a restaurant with history then look no further than Lindeth Howe, as the house was once owned by Beatrix Potter and the logo is in her handwriting. If you love pork, then trot on over to The Pig where you’ll find an outstanding menu full of pork dishes alongside a variety of cask ales and world wines.
For somewhere right in the centre of town try The Lamplighter. Run by the Tasker family for over 35 years, this welcoming bolthole is one of the best bars and restaurants in Windermere all rolled into one. If it’s fresh coffee and homemade cakes that you fancy, head to Homeground Coffee and Kitchen where the fare really does live up to the name. Meanwhile, Booths offers a mouthwatering array of deli delights, from cheese to cured meats to piping hot treats, perfect for filling up the picnic basket for a lunch with a view in the South Lakes.
Dog-friendly Windermere is very dog-friendly, and pooches are made welcome in many places across the town and surrounding countryside. Dog walking abounds around the lakes and fells, but be aware that there are hundreds of sheep in the fields so following the local dog walking restrictions is very important. After your lakeside stomp, head into one of the many dog-friendly eateries in Windermere for a refreshing respite. There’s The Flying Pig for a traditional pub atmosphere or the Boathouse for some global cuisine overlooking the marina with your faithful companion by your side.
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Lake District - Ambleside 14
Ambleside might be one of the smaller towns in the Lake District, but it has a large and oh-so loyal following of visitors who return again and again to experience all this fantastic location has to offer. The Lake District grows in popularity year on year and Ambleside is no different. Looking over the magnificent waters of Lake Windermere, Ambleside is packed with shops, restaurants, cottages, and is popular with walkers, climbers and cyclists - it really does have it all.
Lake Windermere is teeming with wildlife and is popular with outdoor enthusiasts with sailing and swimming in the warmer weather. Hiking and cycling in the countryside around Ambleside brings you close to nature as you discover local history at every turn, from Roman ruins to dramatic waterfalls. Stock Ghyll Force is a 70ft waterfall and is particularly worth a visit. For those who prefer more leisurely and relaxing activities, there are a range of cruises to choose from where you can admire the scenery of the surrounding hills and far reaching mountains or stop off and visit local attractions. The Lake District National Park Visitor Centre is a must to learn more about the history of this fascinating area.
Thousands of tourists travel to Ambleside to experience the eclectic delights of this pretty corner of the Lake District. While Ambleside has always revolved around the water, the town’s community spirit and quirky character continues to enchant both traditional holiday makers and visitors looking for something a little bit different, whether a spot of shopping is in the cards or a taste of luxury at one of the wonderful restaurants.
Things to do Ambleside has been described as ‘The true Lake District’, and is a walker’s paradise, with routes such as the Ambleside Champion Tree trail and the Ambleside Common Wood walk providing walkers with plenty to see and do.
The Armitt Museum is a great place to explore the history of the Lakes and Beatrix Potter too. There is also a Roman site, which is free to visit and provides an even further look back at the area’s history. Zeffirellis is Ambleside’s famous independent cinema and the Old Courthouse Gallery showcases the best arts and crafts in the Lakes. Many independent shops also sell local crafts, great for a momento to remember a Lakes holiday. For literary and horticultural lovers, Rydal Mount and Gardens were the home of William Wordsworth and inspired his famous poem ‘Daffodils’. And if it’s water you’re drawn to, you can enjoy a steam ride or hire a boat and explore Windermere Lake under your own steam.
History and Culture.
Ambleside has Roman origins; they built a fort at Waterhead in AD120 to secure trade routes through the South Lakes. The Vikings took over in 400AD and it’s thought that Ambleside may have been named after a Noreseman, Amal. Visit Wray Castle with its grand history or Bridge house, a tiny house that’s one of the most photographed in the Lake District.
Places to eat
After a day exploring Ambleside, there are a plethora of restaurants and bars to choose from. For a special occasion, The Old Stamp House is a quirky place with local art hung on its lowceilinged rooms and a Michelin Star to boot. Lake Road Kitchen enjoys a Scandi-meets-theLakes decor within an intimate restaurant, or you can head to the Drunken Duck which boasts a brew with a view and is not to be missed.
Must visits include the Ambleside Tap Yard, The Flying Fleece, and the Yewdale Inn, for craft beers, traditional pub grub, and world wines. Cafés serving locally sourced ingredients and fabulous cakes and homemade goodies can be found dotted around the town. Add to this the many ice cream parlours and fish and chip shops, and there is something for everyone and every taste. Should you choose to dine in, the town has an excellent range of independent fishmongers, butchers, and greengrocers too - not to mention a fantastic refill station at Rattle Ghyll Deli.
Dog-friendly
Whether it’s walkies by the lake or a cosy café to curl up in, there are plenty of places that cater for dogs in Ambleside. Try the Old School Tea Shop at Rydal Hall, Tweedies Bar and Lodge, and The Ambleside Inn - all of which welcome furry-faced diners. The Ravenglass and Eskdale Railway, Muncaster Castle, and Grizedale Forest are all havens for your four-legged friends too, each offering plenty of intriguing sights and smells for the pooch. Windermere Lake Cruises take your doggie aboard for free and they even get their own ticket! With so many other attractions around Ambleside welcoming dogs, it’s safe to say the hounds will have a paw-fect stay in the Lake District.
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A UNESCO World Heritage Status Site (and an astonishingly beautiful place to put it mildly), the Lake District draws in people from all over the world. There are picturesque towns and villages all around this beautiful area and the market town of Keswick is one of them. Nestled within the Borrowdale Valley in the Northern Lakes, lively and bustling Keswick is one of the major tourism centres in the Lakes.
Keswick rests on the shores of Derwentwater Lake and has activities for everyone, whether you fancy walking up Catbells mountain, hiking up Grange Fell, or cycling along the water’s edge... Enjoy water-based fun on the lake and finish off with some retail therapy in the local shops scouting for traditional arts and crafts.
Things to do Slap-bang in the middle of a stunning valley, and between the heights of Skiddaw mountains and the depths of Derwentwater Lake, the market town of Keswick has many fantastic activities to enjoy, many of which make the most of the deliciously fresh air and scenery the Lake District is so well known for.
Held annually and attracting over 20,000 visitors, the Keswick Mountain Festival invites visitors to come and see world-class sports, films, talks and outdoor activities, all held within a wonderfully wild setting.
For an even greater leap into the great outdoors, hike to the Castlerigg Stone Circle, an intriguing collection of boulders from the Neolithic period. It’s a half-hour walk from the centre of Keswick, and it’s dog friendly too! Head here for the summer solstice for an even more spectacular visit.
Mountain Memories is a family-run business that offers bespoke days out in the Lake District, with plenty of choice of activities for all levels of ability, from canoeing to scrambling up mountains. Spend some time on Derwentwater Lake, just south of Keswick, with the Keswick Launch Co. where you can be your own captain and hire a boat to sail around the waters or, for a special occasion, you can book a private lake cruise and put your feet up while you enjoy the unbeatable vistas that bob passed.
In fact, if it’s jaw-dropping views you want, there is a wide range of sightseeing opportunities around Derwentwater. Borrowdale, the valley in which Keswick resides, is one of the most beautiful valleys you’ll find. It’s 10 miles long (more beauty for us) and the 97m Scafell Pike has the highest summit, while Helvelly boasts the third tallest peak in the Lake District, meaning plenty of spots for reaching views and photo opportunities. Visit the pretty villages of Rosthwaite, Stonethwaite, and Seatoller for idyllic, cobbled scenes or Ashness Bridge for more rural views (it is the most photographed bridge in the Lake District after all).
Lake District
Keswick
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Places to eat
When it comes to dining out in Keswick, there is so much to choose from you will be spoilt for choice! Fellpack restaurant showcases locally sourced food and serves breakfast, lunch and dinner daily, giving you a glorious selection of choices for the day’s dining.
If you fancy a meal in an old 1930s replica railway carriage, which was used as the filmset for the 2017 film Murder on the Orient Express, head to Bassingthwaite Lake and tuck into breakfast, lunch, brunch or the Orient Express Afternoon Tea and evoke memories of yesteryear. Dogs are welcome too!
The Bistro at the Distillery is set in what was once a Victorian cattle parlour and is now an elegant restaurant with a stylish outdoor courtyard area, perfect for soaking up the atmosphere. Enjoy seasonal dining in a stunning setting or take a tour of the stateof-the-art whiskey distillery - they are home to the world’s best single malt after all so it would be rude not to!
In the heart of the town, Merienda boasts a team that is passionate about offering wholesome, uncomplicated food in a homely ambiance, and they are very serious about coffee. If you need a pick-meup, stop here.
If a burger is what you crave, The Round can satisfy that itch with their “beautiful burgers” served within a friendly setting. Other great cafés and restaurants are within easy reach as are superb shops selling local produce so you can whip up your own culinary memories at home.
Activities for the family
There is plenty to do for children and adults alike around Keswick. Go Ape, the well-known high wire adventure with zip wires, ropes and obstacles, is not for the faint hearted but it does guarantee hours of high-flying fun for those willing to take to the skies. Ghyll Scrambling will raise the heart rate too and is great whatever the weather.
On the other end of the spectrum, Hope Park has a more sedate vibe. You and the family can try your hands at crazy golf, remote control boats, bird viewing and you can stroll around the pretty gardens. Or, if history is one of your interests, the Keswick Museum has collections that change regularly, providing a practically endless supply of fascinating explorations for big and little minds. For BMX fans, Fitz Park has lots of berm corners, step ups and rollers - the kids will know what this means!
Dog-friendly Keswick is a very dog-friendly town and you’ll see many pooches enjoying a holiday with their humans. Walkies around Derwentwater are always a tailwagging favourite as the paths are nice and simple and you can even have a dog-friendly guided walk.
When it comes to interesting places you can visit with the dog in tow, there are a few to choose from in the Keswick area. The Derwent Pencil Museum is the place to learn about local graphite mining and the role the pencil played in WW2, and of course, dogs are invited. Or, The Puzzling Place provides a weird and wonderful dog-friendly attraction where you can see mind-bending optical illusions, defy the laws of gravity and see amazing things at the hologram gallery.
Of course, swimming in the lake is an activity made for doggies. Calf Close Bat has a pebble beach where you can have a picnic while the hound enjoys some refreshing exercise. You can even hire a canoe with your dog - now there’s a picture for Instagram!
If your dog is in need of their own retail therapy, then a visit to Podgy Paws is a must. Treats, toys, and clothing plus unusual doggy items such as goggles, hearing protectors and dog carriers can all be found here, making it a wonder store for your four-legged friend.
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Lake District - Grasmere 18
One of the most beautiful spots in the Lake District, Grasmere is a charming village that enjoys a more rural vibe. It’s surrounded by towering mountains on all sides so the views are magnificent. It has small village stores, cosy pubs and a more homely feel than the larger towns, making it perfect for a total escape to the wiles of the Lakes. It might be small, but it’s mighty when it comes to its offerings. Home to great restaurants and a slower feel and pace, you can really relax into a holiday in Grasmere.
Things to do Grasmere is possibly one of Cumbria’s most popular villages due to the beloved poet, William Wordsworth, who lived here with his sister Dorothy in Dove Cottage between 1799 and 1808. His tombstone is in St Oswald’s Churchyard and you can visit his Daffodil Garden where you can have your very own engraved stone set into the path.
Dove Cottage is also one of the most visited attractions in Grasmere, and provides a wonderful blend of inspiration and history - make sure to stroll into the surrounding area of Town End, a beautiful collection of cottages that house the workers of the Wordsworth Trust. Learn all about the life and works of Wordsworth and his influence on the area at The Wordsworth Museum, it’s the perfect way to round off a literary stay.
Dove Cottage is in very good company too, as most of the buildings in Grasmere have historic origins dating from the 19th or early 20th Century - the church actually dates back to the 13th century.
As you walk around the village, you may be seduced by the aroma drifting out of the world-famous Grasmere Gingerbread shop. Sarah Nelson brought her gingerbread recipe to Grasmere in 1854, and it’s just as popular todayfor good reason!
Barneys Newsbox is an independent shop on Broadgate that has an endless choice of jigsaws, ideal for those rainy afternoons and cosy evenings with a hot chocolate. See the views at Allen Bank, a house that Wordsworth lived in for two years (you might even spot some Red Squirrels in the grounds, or stock up on supplies at Heaton Cooper Studio, an art gallery that exhibits artworks and sculptures from the family. Photos are a great way to capture a scene but painting it yourself is even better!
Places to eat Grasmere may be small but it boasts plenty of great restaurants, even one with a Michelin Star. The Jumble Room is a stylish family-run restaurant with an inventive and individual menu. Now in its 20th year, this bohemian and colourful restaurant serves the very best local - and where possible organic - food so it’s well worth a visit for all the foodies out there looking for their next favourite spot.
Forest Side is Grasmere’s Michelin Starred restaurant, which has been designed to reflect the landscape in which it sits. They select only the freshest food that is locally and seasonally produced, and they offer an exclusive wine list
that features small organic and biodynamic wine producers. If you’ve got the pup with you, Tweedies Bar welcomes muddy boots and paws so pop in for some hearty Lakeland grub in a wonderfully relaxed environment - they serve an excellent Sunday Lunch too.
The many tea rooms in Grasmere beckon for lavish yet relaxed afternoons full of tiny cakes and buckets of tea, the perfect end to a morning out exploring the Lakes. Who can say no to fluffy scones and light as air cakes - make sure you plan a trip during your visit!
Dog-friendly
Heidi’s dog-friendly café serves up delicious coffees, hot chocolates and a range of mouth-watering cooked breakfasts (including vegetarian and vegan), lunches, and they also sell homemade cakes for that extra special sweet treat. Open every day of the week, there’s always time for a visit with the pooch by your side. You can also dine with the dog at Grasmere Pizza Company and the Potting Shed Café, both of which provide oodles of good food and good times to be shared with a good doggo.
It goes without saying that the Lake District is a walker’s paradise, and that goes doubly for dogs! With a seemingly endless supply of trails, hikes, and strolls, you and the pooch will never run out of places to walk. Whether you love lakes, hills, or mountains, dogs are well catered for around Grasmere.
Activities for kids and families Lake Grasmere has amazing scenery and plenty of space for the whole family to run wild. Visit on your own or book a tour, there are full day and half day tours including cruises, a perfect way to see everything as you marvel at the views.
Walk around Easedale Tarn for a lake and land walk that even the youngest in your party will enjoy or head up to Helm Crag and Alcock Tarn for more great walks with magnificent scenery. For a more dappled setting, the Lancrigg-Wordsworth’s Woodland Walks are en-route to the summit of Helm Crag and offer a lovely stroll. There’s even a memorial for Wordsworth halfway up the walk as this was one of his favourite spots, and we can see why! This one’s for all the chocoholics out there! Visit the Grasmere Chocolate Cottage for a selection of fantastic chocolate and fudge you can take home with you (if it makes it that far), from chocolate shards and truffles to entire hampers full of goodies.
Faeryland is a world famous tea and coffee garden with romantic rowing boats for hire on the shore of Grasmere. Kids will love the promise of faeries while adults will enjoy the lip-smacking selection of teas, which features unique blends such as the Romany Tea and Faery Grey.
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Lake District - Coniston
Another of the Lake District’s villages to bask in the beauty of shimmering lakes and reaching fells, Coniston has long been popular with walkers and nature lovers who come to soak up the scenery..
A pretty half-mile walk takes you from the charming village down to the beautiful Coniston Waters Lake, where there is plenty to see and do. The village itself holds a historic charm, with many of the stone buildings harking back to the days of mining, which were instrumental in the formation of the village. You’ll find plenty of winding roads leading to quirky shops and cafés here.
Things to do
As with a lot of places in the Lake District, Coniston has strong connections with the arts and literature. If you’ve grown up with the adventurous story of Swallows and Amazons, you’ll be thrilled to learn that the book was inspired by Coniston Waters. This means you can actually follow in the footsteps of John, Roger, Susan and imaginative Tatty during your visit. Beloved Lakes figure Beatrix Potter owned Monk Coniston estate, an incredible stretch of land that really lives up to the wild beauty of the district. Upon her passing, it was given to the National Trust and makes up an integral part of the area’s history - not to mention making a fascinating stop on the nearby Tarn Hows walk.
If your feet are itching to set out and explore the surrounding area of Coniston, they’ll be delighted to know that nearby lies one of the best walks in the Lake District. The Old Man of Coniston walk takes you up one of the Furness Fells, rewarding you with unbelievable views from every step - not to mention a fabulously unique name that sparks the imagination.
For a stroll through history, visit the Ruskin Museum, where you can find out more about the lives of those who impacted Coniston, from the famous art critic John Ruskin to the heroic and brave life of Donald Campbell. You can also lightly stretch the legs at the impressive Brantwood estate and gardens. Former home of John Ruskin and current home of some fascinating contemporary exhibitions, there’s something for everyone at this historic place - we especially recommend popping into the café for a slice of mouth-watering homemade cake!
Places to eat
With an oh-so tempting array of restaurants, cafés and pubs, Coniston is just waiting to fill your belly and put a satisfied smile on your face. Offering a relaxed atmosphere and locally-sourced menu, Steam Bistro is great for a filling feed after a day out in the fells (the hotpots are particularly satisfying), while the Bluebird Café provides the perfect place to lounge with a coffee in hand as you watch Coniston Waters go about its tranquil business. And if it’s a hearty breakfast you’re after to fuel your day’s walking, a trip to The Green Housekeeper Café is always a tasty must.
Other great cafés include Lakes Hot Spot, where you can pick up a pizza to refuel on your cycle ride, and
Meadowdore Café, which specialises in luxury ice cream and homemade bakes. On the other side of the tasting platter, the village’s pubs and inns provide a wonderfully cosy setting in which to settle down. Head to The Ship Inn for stunning views, to familyrun Black Bull for traditional real ales from Coniston Brewery, or The Crown Inn for a proper pub atmosphere with hearty food to boot.
For something a little different, we recommend checking out the Swallows and Amazons Café and Bank Ground Farm, which offers a superb menu and charming setting at the very place that not only inspired the home of the Jacksons in Arthur Ransome’s book but was actually featured in the 1970s film.
Dog-friendly
With fells to climb, lakes to jump in, and oh-so many smells to sniff, Coniston and its surrounding areas are a veritable playground for pups. For dogs with smaller legs, there are lots of lovely short walks around Coniston Water that provide a great walk that’s not too taxing. Dogs are welcome on all the ferries too, so you can dart between banks with ease.
If you and the pooch are up for a sturdier romp, the Old Man of Coniston provides plenty of routes to the top, each with varying degrees of difficulty, while Grizedale Forest offers a lovely shaded place to walk in the hotter months.
Upon returning from your hearty stomp, you’ll be met by the many dog-friendly pubs in Coniston that welcome two legs and four. Yewdale Inn boasts roaring fires and pub classics, the perfect end to your dog-friendly day in the Lakes, while The Coniston Inn offers a cosy atmosphere alongside a menu full to the rafters of Cumbrian delights and Lakeland produce - you’ll even find dog treats at the bar for your four-legged friends!
Activities for kids and families
When it comes to a memorable day out in the Lakes you can’t go wrong with the National Trust’s beautiful, vintage, steam-powered yacht gondola. This working, floating, Victorian relic is sure to delight every member of the family as you slowly chug past incredible vistas - dogs are welcome too!
Kids will love testing themselves at Go Ape Grizedale, one of the many fun-filled forest adventure parks, as well as out on the water with Coniston Boating Centre where the whole family can make the most of one of the largest lakes in England. Naturally, walking and hiking are another popular familial past-time in the Lakes, with Coniston featuring plenty of trails and tracks to choose from. Stick to the area around Coniston Waters for easier strolls or head up into the fells for some more adventurous paths that are sure to tucker the kids out good and proper.
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Location: Ulswater Lake
The finer details
What do you need to know about owning a holiday property, before you buy?
Buying a holiday home as an investment has worked for many thousands of holiday home owners, but what do you need to know about running one successfully? That’s where our handy guide covering everything from tax planning through to maintenance comes in.
Tax planning to make the most of your holiday home:
What do you need to know?
Furnished Holiday Lettings occupy a special niche in the tax world, conferring certain benefits and allowances that are normally only available to trading businesses. In order to benefit from these, your property will need to:
be let on a commercial basis with a view to making a profit; a business plan encompassing profit and loss or cash-flow projections, will help to satisfy this requirement be furnished appropriate to its size be available to be booked for at least 210 days a year (30 weeks) be let commercially to the public for at least 105 days (15 weeks) not be occupied by the same person for more than 31 days and have no more than 155 days of such ‘longer term’ occupation
Once a property acquires FHL status it will retain this even if it fails to meet the occupation conditions for two consecutive tax years. To continue to be eligible the property will need to meet the occupation conditions once every three years at a minimum.
Tax breaks*
With these conditions fulfilled you will be able to benefit from:
Capital allowances on fixtures, furniture, fittings and equipment will qualify for Annual Investment Allowance
Capital Gains Tax relief if you sell your property, including Entrepreneurs’ Relief, allowing the taxable gain to be charged at the reduced rate of 10% Roll-over relief – where specific chargeable gains can be deferred if new trading assets are acquired Hold-over relief – if the property is gifted, the capital gain can be frozen until the recipient sells Proportion of profits – if operated by a husband and wife partnership, the profit can be allocated in any proportion, irrespective of actual shares
Pensions savings – profits from running an FHL business are classified as ‘relevant earnings’ allowing owners to make a bigger contribution to their pension – known as tax advantaged pension savings Mortgage interest tax relief - you do not need to pay tax on mortgage payments for holiday lets – holiday home owners pay less tax on their income than residential landlords
What expenses can I claim?
To be considered as a deductible, an expense must: be incurred ‘wholly and exclusively’ for the purposes of the FHL business not be ‘capital’ in nature. Capital expenses are usually one-off incurred in the original purchase, construction, or improvement of a property. Some expenditure on plant and other equipment may qualify for ‘Capital Allowances’
As an owner of a FHL, you will need to complete a tax return. Given that tax laws do change from time to time, we would always advise that holiday home owners seek the advice of a qualified, professional accountant to ensure tax efficiency.
* Fuller details on tax can be found on the Classic Cottages website. Tax information accurate as of August 2021.
Short-breaks versus week only – what you need to know
With lots of holidaymakers preferring to go away for a few nights, it is a market not to be missed. So, it’s always a good idea to offer guests this option, both to benefit guests and yourselves.
The rentals for short breaks are not charged as pro rata, rather we tend to charge 60% of the weekly cost for two nights, 70% of the weekly cost for three nights, 75% of the weekly cost for 4 nights, 80% for 5 nights and 90% for 6 nights. This means there is great potential to increase your income, especially in the quieter shoulder months.
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Things to consider:
If you have a housekeeper that can only handle changeovers on limited days, with Classic Cottages, you can arrange bookings to match If you are struggling to book a peak week due to a cancellation, a short-break could quickly fill that
Property management
Holiday homes are dear to us all, and whether you’ve inherited a second home, bought your dream cottage, or you’re looking to buy a property as an investment with perks, one thing that you’ll need to consider is how to manage your property. Even if you live locally, being bound by the cleans and changeovers could become an unwelcome burden. You may have someone in mind - a trusted friend or a local cleaning service that you’ve heard of or used before. Alternatively, you may be relieved to hear that Classic Cottages can take all the stress away with our managed services offering.
Regardless of which path you choose you’ll need to: find a housekeeper/gardener/window cleaner organise weekly waste collection organise linen cleaning and collection arrange Compliance Certification have a plan for resolving issues during a booking have contractors ready to handle issues when guests are in situ on your behalf have a second emergency key safe in place for use by contractors
Not got time to manage your holiday home? We can help
For many time-poor owners, holiday homes are for enjoyment. That’s why we provide a complete managed service for free, all to make your life easy. That includes a 24/7 emergency line, so you don’t have to worry every time an issue arises. We’ll just fix the problem and let you know once it’s been sorted, which is good news for your guests, and for you. You’ll be kept in the loop on the owner portal all the way, and any invoices for works undertaken by contractors will be charged at cost. That’s holiday home ownership as it should be - without the hassle. The choice of how you manage your holiday home is completely down to you of course. Whatever path you choose, it’s good to know that there are simple solutions are out there, helping you to put your feet up and relax without constantly worrying about ‘what might happen’.
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Property Insurance – your at a glance guide to getting the right cover:
If you own a holiday home that you intend to rent out to paying guests on a short-term rental basis, you’ll need holiday home/holiday letting insurance. That’s because standard home insurance won’t cover you sufficiently.
So, what do you need to know about getting the right holiday home insurance?
The first thing to understand is that, just with ordinary home insurance, you will need both buildings cover and contents cover.
Building cover insures the structure of your property against damage caused by flooding, storms, and fire, and also protects permanent fixtures such as light fittings or built in cupboards.
If you have a mortgage on your holiday home, your lender will most likely insist on building insurance, but even if that’s not the case, you’ll need sufficient cover to protect your property against any possible damage that may occur.
Contents insurance covers furniture and any valuable possessions kept in your holiday home, such as sporting equipment, flatscreen TVs, or sound systems. Although not mandatory, it is advised you have some level of cover for contents.
Specialist holiday letting/holiday home insurance also gives you extra protection covering accidental damage, theft, lost keys and so on. That’s important, because accidents can happen, so for peace of mind having good insurance cover is advised.
Loss of income
Importantly, your insurance will need to cover you for loss of income. That’s key because if your property were to be damaged in a fire, flood or storm, you may have to cancel bookings. That could mean an extended period of lost bookings, particularly should your property require major rebuilding works over a period of many months or even a year.
And should your property have an extended period where the property is unoccupied, you’ll need to ensure that your property is suitably covered for that likelihood too. Paying close attention to policy conditions in this respect is important, such as draining down storage heaters after 48 hours of unoccupancy and turning the water off at the mains.
Injury protection
Next, your insurance should cover you for public liability. That ensures that if a guest is injured while staying in your property, legal fees associated with claims are covered. Legal expenses cover should also be in place to defend your legal rights.
Your policy should also give you sufficient employer’s liability insurance. That protects you from compensation claims should a cleaner or gardener working for you, for example, suffer an injury or become ill during the course of their work for you.
Damage or loss
If your property has a swimming pool, expensive outdoor pizza ovens, barbecues, heaters or hot tubs, you will need to notify your insurers to make sure that these items are properly covered. In this respect, sufficient cover for items kept outside needs to be factored in.
It is also a good idea to read the small print to make sure you are covered for unforeseen damages. It is highly unlikely you will need it, but always best to be prepared for every scenario.
Policy T&Cs
Other things to be aware of include checking whether your policy requires security measures to be in place, such as an alarm. Some policies will give you a discount if an alarm system is fitted. Some policies may also offer you optional home emergency cover, which could prove handy for boiler, heating, plumbing or electrical emergencies.
Based on these broad guidelines, and a careful review of the policy terms and conditions, you should be able to get a policy that is well suited for your needs, giving you peace of mind that, in the event of a claim, you’ll be appropriately covered.
Which insurers should I consider?
We recommend three insurance providers including Boshers, Schofields and Leisuredays. As with any insurance cover, it’s always good to shop around to get the best policy for your individual circumstances, as well as the most competitive quote.
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Location: Outskirts of Cockermouth
