Brocka Barn, Lindale, Grange-over-Sands, LA11

Home
* Newly developed 4-bedroom barn conversion
* Still scope to customise some of the final details
* Large bedrooms all with en-suites
* Open-plan kitchen, dining and living space on the first floor - straight out on the garden at the rear with far-reaching views
* Separate snug/study
* Utility room positioned off the main living level
* Scope to complete and personalise finishes
* Local occupancy condition - must be a primary residence for buyers with a qualifying local connection across South Lakeland and the wider Lake District (not permitted as a second home or holiday let)

Services
* Mains electricity and water
* Private drainage with newly installed septic tank
* 12kW Vaillant air source heat pump
* Solar array with battery storage
* Approx. 7,551 kWh annual energy generation
* Double and triple glazing
* Alarm system installed
* Good mobile coverage
* The Internet is ready for connection
* Underfloor heating throughout (wet system)
* Cat 6 wiring installed

Grounds and Location
* Approx. 4.5 acres including an enclosed garden and field
* South-facing garden area
* Parking for multiple vehicles
* Single garage
* Public footpath linking to Lindale village
* Well-regarded local pub nearby
* Short drive to Grange-over-Sands
* Easy access to the M6 and wider Lake District

From the moment you arrive, the setting feels calm and considered. The barn sits confidently within its plot, with a sense of space around it and open views beyond. Stepping inside, the entrance hall forms a natural central point, connecting the ground floor accommodation with a layout that feels both practical and well balanced.

To one side, the principal bedroom suite is positioned for privacy. Generous in scale, it is complemented by a dedicated dressing room and en suite, creating a space that already feels like a finished retreat. A second bedroom on this floor, also with its own bathroom nearby, offers flexibility for guests or family, all thoughtfully arranged off the main hall.
Moving through the centre of the home, a series of useful spaces have been incorporated into the design. Storage rooms, a plant room and service areas are all carefully positioned, ensuring the day-to-day running of the house remains discreet and efficient. The infrastructure here reflects a modern approach, with underfloor heating throughout and Cat 6 wiring already installed.

The first floor opens into a large, open-plan kitchen, dining and living space. This is where the barn truly comes into its own. The proportions allow for distinct zones within one cohesive room, with the kitchen forming a natural focal point. Integrated appliances, including a dishwasher and wine cooler, are already in place, while the layout leaves room for a central island or further personalisation.

Light flows through this level, enhanced by the elevated position and surrounding views. The dining and living areas sit comfortably alongside one another, creating a space equally suited to everyday living or hosting. From here, a separate snug or study offers a quieter corner, ideal for working from home or simply stepping away from the main living space. A utility room is also conveniently located on this level, keeping practical tasks out of sight as well as a cloakroom.

Continuing upstairs, the second floor provides two further bedrooms, both well-proportioned and arranged around a central landing, both with en-suite bathrooms, while the gallery-style void adds architectural interest and a sense of connection back through the building. The layout works well for family life or visiting guests, with each floor offering its own degree of independence.

Throughout the barn, there is a clear sense that the heavy lifting has been done. What remains is the opportunity to define the final look and feel - from finishes and textures through to the finer details that make a house feel like home.

The approach to efficiency is equally well considered. The property is powered by a 12kW air source heat pump and supported by a substantial solar array. The system is designed to produce in the region of 7,551 kWh of energy annually, offering meaningful savings on running costs while supporting a more sustainable way of living.

Occupancy
Brocka Barn is subject to a local occupancy condition, meaning it is intended as a full-time home rather than a second home or holiday let.
The requirement applies to buyers with a qualifying local connection across a wide part of South Lakeland. This includes many surrounding parishes such as Windermere, Cartmel Fell, Crosthwaite and Lyth, Witherslack and the wider Lake District National Park area, offering a broad catchment rather than a single village restriction.

In practical terms, it suits buyers who already live or work locally, those returning to the area, or those with close family ties nearby. It's a condition that keeps the home rooted in the community, while still allowing for a wide range of potential buyers within the region.

Outside, the grounds extend to approximately 4.5 acres. The immediate garden is enclosed and south-facing, providing a natural extension from the main living spaces, while the adjoining field opens out to create a wider sense of privacy and freedom. Whether used for recreation, lifestyle interests, or simply enjoyed as open land, it adds real depth to the setting.
Lindale itself offers a strong sense of community, with a well-regarded local pub and easy access to nearby villages and amenities. Grange-over-Sands is just a short drive away, while the wider Lake District and the M6 are both within easy reach, making this a well-connected base without compromising on its rural feel.
Brocka Barn is a home with presence, structure and potential. The framework is here, the setting is right, and the final chapter is ready to be written by its next owner.

** For more photos and information, download the brochure on desktop. For your own hard copy brochure, or to book a viewing please call the team **

As prescribed by the Money Laundering Regulations 2017, we are by law required to conduct anti-money laundering checks on all potential buyers, and we take this responsibility very seriously. In line with HMRC guidelines, our trusted partner, Coadjute, will securely manage these checks on our behalf. A non-refundable fee of £47 + VAT per person (£120 + VAT if purchasing via a registered company) will apply for these checks, and Coadjute will handle the payment for this service. These anti-money laundering checks must be completed before we can send the memorandum of sale. Please contact the office if you have any questions in relation to this.

Tenure: Freehold