Green Woods Inn

Bed & Breakfast

 

"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)

$ 925,000

 

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. (See reviews: http://www.tripadvisor.com/Hotel_Review-g154992-d641149-Reviews-Green_Woods_Inn-Kingston_Ontario.html)    

This century home has six bedrooms 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. .  A pressurized 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.

Description

Nominal size

Features

Other

 

 

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

 

 

Kitchen

 

 

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)

 

 

 

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

 

 

 

 

Bathroom area     m2

 

Shower, toilet, washbasin)

 

Third floor equipment:

Air handler / air-conditioner unit

 

 

 

 

 

Original Building - basement

 

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)

 

 

Rental

 

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

 

Outbuildings

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.

         

 

               

General

 

Description

General

Other

Other

Other

Heat - Natural Gas

Gas - Hot water Radiators

Heat exchange/ forced air supplemental

 

 

Central Air

Yes

 

 

 

Central Vac

Yes

 

 

 

*Water

Well

W/softener

Rented heater

  Ultra Violet

*Sewer

Septic

 

 

 

Drive

Gravel

Extensive Parking

 

 

Work Shop / Garage

25ft x 40ft

 X2 Car

Elect. openers

 

Garden

Landscaped

 

 

 

Barbecue - Natural Gas

Plumbed into natural gas

 

 

 

Lot Size

Lot 5 170' x 240'

3790 Sq Mtrs

 

 

Taxes

$ 6,018 (2012)

 

 

 

Electrical

200Amp

 

 

 

Survey

Original

 

 

 

Possession

TBA

Negotiable

 

 

Windows

Replaced with vinyl upgrade

Except  in basement

 

 

* City Water & Sewer has been 'roughed in' and an agreement established with builder to complete installation at no extra cost.

Purchaser to verify all information prior to purchase