Green Woods Inn

(Bed & Breakfast)



Pn: 613 544 1922  - Toll Free 1 866 878 1884 - email: 


"Baxter House"


Kingston Ontario


 Certificate of Excellence Rating from Trip Advisor




Green Woods Inn 

(Baxter  House)

for sale as a private home


Currently Operated as one of

Kingston's top

Bed & Breakfast!


(As rated by Trip Advisor)

$ 975,000


The prestigious Green Woods Inn was fully renovated in 2002 and has developed a reputation for high quality and excellence, enabling excellent positioning for room rate / revenue flow.   

This property would also make a wonderful prestigious family home, full of character and charm.

This century home has six bedrooms (or five plus den) and six bathrooms and sits on approximately one acre in the City of Kingston.  The house provides modern convenience while maintaining its historic character.   Significant renovations were undertaken in 2002.  All 4 guest bedrooms have private ensuite bathrooms and are located on the 1ST  floor. (One up from ground) with another two bedrooms, bathroom and sitting room in the fully finished attic (currently being used by the owners for their separate quarters).  There is a large dining room with fireplace and a comfortable guest lounge on the ground floor.  The kitchen has been renovated with  good working and storage space and includes a 6-burner gas range and a central island with a stainless steel top.  The original building was constructed circa 1850 and modified to its existing structure circa 1910.  An addition was added to the rear of the building in the '70's to include a grand family room and large garage/workshop underneath. An engineered water supply system enables showering and other water use without significant water pressure change.

The property carries a City of Kingston variance to allow a four bedroom Bed & Breakfast, additional Parking and roadside signage.



The property consists of the following:


Original building - ground floor Approx 1200sq.ft.


Nominal size





Entrance hallway



20.5ft (6.25m)

x 6.66ft (2.03m)

Ceiling ht. 10ft



Area 12.7m2 -  Central to the house with stairway to the second floor


Pocket doors either side end door leading to kitchen


Lounge/sitting room



12.25ft (3.73m)

x 22.75ft (6.91m)

Ceiling ht. 10ft



Area 25.77m2



Dining room w/fireplace



12.75ft (3.86m)

 x 19ft (5.79m)

Ceiling ht. 10ft



Area 22.35m2






14.5ft (4.42m)

x 17ft (5.18m)

Ceiling ht. 10ft



Area 22.90m2



Ground Floor Bathroom



7ft (2.13m)

x 11ft (3.35m)

Ceiling ht. 10ft



Area 7.15m2




Corridor with storage closets



14ft (4.27m)

x 5ft (1.52m)

Ceiling ht. 10ft




Area 6.5m2



1970's addition (rear of original structure) renovated 2004




Family Room


25ft (7.62m)

x 27ft (8.23m)

Ceiling ht. 8.5ft




Area 62.7m2


Lower level (walkout) Garage / workshop  (Approx 1000 sq ft.)



25ft (7.62m)

40ft (12.19)



Area 92.9m2 



Includes workshop/ storage and two car garage





Original Building First floor (4 Bedrooms)  - one floor up from ground. Approx. 1200sq.ft.


Bedroom #1 (Oak room)


12.5ft (3.81m)

x 16.25ft (4.98m)

Ceiling ht. 8.5ft




Area 20.45m2

Bathroom area 5.87m2



Private ensuite bathroom. Original claw foot bath w/shower, washbasin, toilet


Bedroom #2 (Ash room)


10ft (3.04m)

x 15ft (4.59m)

Ceiling ht. 8.5ft


Area 13.95m2

Bathroom area 5.16m2



Private ensuite bathroom. bath w/shower, washbasin, toilet


Bedroom #3 (Willow room)


14ft. (4.26m)

x 14ft. (3.96m)


Area 16.87m2

Bathroom area 4.25m2



Private ensuite bathroom. bath w/shower, washbasin, toilet


Bedroom #4 (Linden room) With


13.5ft. (4.11m)

x 11.66ft. (3.56m)


Area 14.63m2

Bathroom area 4.47m2



Private ensuite bathroom. bath w/shower, washbasin, toilet

Original Building Second floor (Loft) - renovated 2009.

1200sq.ft (sloped ceilings reduce usable space)


Sitting room / lounge



Irregular shape (nominal)

18.66ft. (5.69m)

x 18.17ft (5.53m)




Area  31.47m2



Sloped ceiling from 2ft knee wall large dormer window



Master  Bedroom 



Irregular shape (nominal)

14.75ft. (4.5m)

x 16.25ft (4.95m)




Area 22.28m2



Sloped ceiling from 2ft knee wall large dormer window


Den / Bedroom


Irregular shape (nominal)

13ft. (3.96m)

x 11ft (3.35m)




Area 13.26m2



Sloped ceiling from 2ft knee wall dormer window








Bathroom area     m2


Shower, toilet, washbasin)


Third floor equipment:

Air handler / air-conditioner unit






Original Building - basement



Walk out to Garage/workshop



Engineered tap-water handling system


(Enabling simultaneous bathroom / shower use with minimal pressure change)



  Laundry room



Rear window 


Utility room



Currently used for freezer, additional fridge and general food storage


General cloths and equipment storage areas



Gas boiler



For hot water radiators heating system  


Gas water heater (70 gallons)





Air handler / air-conditioner unit



Also used with hot water heat exchanger for heating


Crawl Space



Low ceilings limited useable space

Sump pumps

In both crawl space and basement



Approx 8ft X 40Ft shed (Well & Storage)



Balconies / Decks

Front of house: balcony across the front of the house with stairs (fire exit) down into the garden.  Accessed from the 2nd floor central door.  Also concrete slab across the front of the house underneath the upper deck.

Rear of house: Covered concrete deck at 2nd floor level direct access from rear family room.  Stairs down to a second lower wood deck (approx 4ft from ground) with stair ways down to back gardens.

Side of house: Concrete slabs on the south east side of the main house.  Concrete stairs down to the lower back garden levels and up to the side entrance door to the family room.











Heat - Natural Gas

Gas - Hot water Radiators

Heat exchange/ forced air supplemental



Central Air





Central Vac







Rented heater









Extensive Parking

 Tesla Charging stations at guest car park

Work Shop / Garage

25ft x 40ft

 X2 Car

Elect. openers







Barbecue - Natural Gas

Plumbed into natural gas




Lot Size

Lot 5 170' x 240'

3790 Sq Mtrs




$ 7,097.02 (2015)




















Replaced with vinyl upgrade

Except  in basement



* An operational well exists on the property and may be used for garden watering (untreated water)

Purchaser to verify all information prior to purchase