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Outgate Inn Ambleside

OUTGATE, Ambleside, Cumbria, LA22 0NQ

Lifestyle Pub

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Beer Garden
Cask Marque
Disabled Access / Facilities
Dogs Welcome
Family Friendly
Great Cask Ales
Historic Interest

Area Overview

Outgate is a picturesque and charming village in the heart of the Lake District National Park, Cumbria approxmately 1.5 miles from Hawkshead and just a few minutes’ drive to Ambleside.  The village is ideally located for exploring nearby Hawkshead, Grizedale Forest and the Western shores of Lake Windermere. Top attractions are Wray Castle, Hill Top - Beatrix Potter’s home, and the gorgeous village of Hawkshead.

Private Accommodation

Above the Outgate is a 2-bedroom domestic first floor flat, which has recently been refurbished in November 2017. The flat consists of brand new carpets, painted walls, new shower room and kitchenette and a lounge. The master bedroom is en-suite bathroom. 

Property Address

Outgate Inn Ambleside OUTGATE
LA22 0NQ


Outgate Inn

Pub location on map


The Outgate Inn is a hidden gem. A lovely whitewashed Lake District Inn, which dates back to the 18th century offering real ales, home cooked food and comfortable accommodation. Enjoying a roadside location on the scenic B5286 between Hawkshead and Ambleside, it is close to caravan parks and campsites - a great base to start and finish Lakeland walks. It is well positioned for walkers, mountain bikers and touring visitors. There is a secluded beer garden at the rear to enjoy the summer sunshine. The lounge has a roaring log fire in the winter. A well-equipped kitchen that serves good homemade food in both informal and semi-formal dining areas. There is a small car park next to the pub and another larger one across the road. Robinsons are ideally seeking experienced operators with some catering skills. This opportunity would suit a couple, with one of the team a cook/chef.

Trading Accommodation

A central bar which serves the main lounge/dining area with over 50 covers. The Outgate has a medium sized catering kitchen and, to the first floor, three pretty en-suite letting rooms for B&B guests; two with comfy double beds and one twin.  To the rear of the building is a small patio area and an attractive beer garden.  The pub has generous parking, at the back and even more just over the road and is surrounded by beautiful countryside. The overall condition of the decor and fixtures and fittings are very good.


Rent: £15,000 per annum
Potential FMT turnover: £279,414

Rateable Value: £28,500

Uniform Business Rate April 2017 47.9p (England) 47.9p (Wales). To establish the rate payable, please contact the relevant Local Authority.
For further information regarding the April 2017 revaluation, please visit


  • Accommodation
  • Beverages
  • Food


A barrel is a unit of measurement adopted by the pub and brewing industry. A barrel is 36 gallons or 288 pints. This excludes wines, minerals and spirits.

FMT Barrelage 90
Current MAT Barrelage 81
Last Year's MAT Barrelage 89
2 Years Ago MAT Barrelage 89
3 Years Ago MAT Barrelage 67

Discounts excl VAT

This rent assessment includes a discount of £65 per barrel on Robinsons beers and up to £75 on other beers and ciders.

Level Of Investment

This is a one-off payment made at the start of the vacancy agreement. All figures are estimates and exclude VAT.

4 Week's Rent £1,154
Trading Deposit £5,000
Professional Fees £1,800
Stock & Glassware £3,000
Sub Total £10,954
Fixtures & Fittings TBC


FMT barrelage: Please note that this assessment is based on the "fair maintainable trade" that can be achieved by a "reasonably efficient operator" and is not therefore a guarantee of volume or consequential sales or profit.

Similarly Historic performance, whilst a significant factor to consider, is not a guarantee of future performance of a pub and you should bear this in mind in your assessment of trading potential.

Please complete our short and simple form below to send us your enquiry. We'll get back to you as soon as possible.

This form is for tenanted vacancies. If you are interested in managed opportunities please check out our careers page.

Contact Details
We'd love to hear from you! Whether you're new to the industry and looking for some guidance/information, or you're a cask ale connoisseur, we're sure to have a pub that's just right for you. Please use our enquiry form and we'll get back to you as soon as possible. Alternatively, call us on 0161 612 4112.