The Grove, Lake District, LA11

House:
* Warm and welcoming 4 bedroom detached family home
* Run as a very successful holiday let, enquire for income figures
* Open-plan living space with kitchen, dining area and sitting area
* Charming 2 bedroom self contained annexe
* All newly renovated to a high standard throughout
* Traditional features: beams, high ceilings, fireplaces - adding character and a luxurious feel to the home
* Plans have been granted to transform the kitchen into an amazing open plan kitchen and living space

*Please ask the team for the plans for the house and the barn!

Flexibility:
* Potential to buy 'sold as seen' if the price was right
* There is flexibility regarding the amount of land included in the sale. If a buyer prefers a smaller portion, this could be negotiated.

The Barn:
The true pièce de resistance is the enormous barn and hayloft. Re-boarded and simply vast, this tip-top condition barn is simply brimming with potential. The extra space, whether used to store tractors and maintenance equipment, or a collection of classic cars, is always useful.

Why not consider applying for permission to develop this space into an additional dwelling? The possibilities are endless, and this impressive barn is not listed.

* An amazing opportunity to develop
* 5000 sq. ft over three floors, with separate parking and grounds
* If planning is granted, it could make a great wedding venue!

The Business:
* The average turnover over the last 3 years has been £120,000
* Lots of bookings in for 2025!
* 5* star rating and great feedback from all guests
* Can carry the business over to the new owner
* Potential to buy 'sold as seen' if the price was right

Services:
* Mains electricity and water
* Private drainage
* Oil-fired heating
* Most service providers reach the house
* Great high-speed fibre optic internet

Grounds and location:
* Peaceful and private location with incredible countryside views over Cartmel Fell and Yewdale Scar
* Only 5 miles to Grange-over-Sands
* 14 acres of private grounds; wildlife haven gardens, woodlands, outlying fields, paddocks, barn for potential to develop
* Large patio area, perfect for outside dining
* Ample private parking spaces

Welcome to The Grove, a recently renovated, six-bedroom home with unique potential, in a prime location.

Turn onto the long, newly tarmac driveway past the low drystone walls of the neighbouring fields and feel the sense of tranquillity and calmness surround you. Reach the top where the gravelled parking opens up to your left in front of the huge stable-fronted barn, park and make your way to the right where the main home stands proudly in the sea of fields.

The gravel path takes you up past the manicured garden below and up to the front door. Step into an impressive entranceway, where hardwood floors underfoot flow throughout the downstairs rooms, creating continuity although every room has its own character.

To the right discover the grandeur and comfort of the lounge. A large room, delicately split in half through seating position and paintwork. In the colder months, light the fire and spend evenings chatting with friends by the window that captures magnificent fell views. To the rear of the room a grand piano dominates the space and French doors open up to allow the melody of the countryside and the chords inside to play as one.

To the left of the entrance a cosy snug is finished in deep olive greens mirroring the natural elements of the surrounding countryside and creating a place to relax, read and play games around the log burner.

Adjacent the dining room is decorated in neutral hues enhancing the focal fireplace. A central table, with room for twelve, awaits feasts for family celebrations and a recessed cupboard creates storage for the finest glasses and china.

Beyond, a corridor, with access to a handy cellar and separate cupboard takes you on a loop back into the lounge.

Just off this central corridor is a huge kitchen, grand for its farmhouse beginnings with a small extension fit for a sofa to enjoy morning coffee around the log burner or ideal for a breakfast nook. This L-shaped space really is the heart of the home, where entertaining is effortless and families can come together!

Beams adorning the ceiling have been painted neutrally giving focus to the luxurious black and veined worksurface that takes pride of place on the capacious central island. Storage is plentiful in both upper and lower cabinetry of the newly fitted kitchen, with ample room for cooking on the large range when hosting parties and gatherings.

Just off the kitchen is a handy utility with undercounter space for oven, washer and dryer as well as second sink, ideal for coming straight in after tending to the garden. A door leads to the carport, convenient for drizzly weather with the bags of shopping as well as doffing muddy boots and hanging up coats away from the rest of the home. Spot the downstairs WC close to the backdoor.

Retrace your steps to the hallway. Light floods in as you ascend the staircase to find the most luxurious bedrooms and bathrooms.

Turn to the left on the wide and open landing and enter the enormous family bathroom. Bright and bold with immaculate contemporary colours yet blended with traditional features this luxurious spot is somewhere that you would want to relax in for hours.

Across the hallway is a good-sized double room with views over the peaceful countryside towards Newton Fell, creating a tranquil space to rest. This room boasts an en-suite walk-in shower finished in a similar quirky colourful style with floating sink adding class.

Another light and serene double bedroom is next followed by the master suite. An equally spacious double with fitted wardrobe, a handsome fireplace stands, reminiscent of the home's beginnings adding class and comfort and an en-suite walk-in shower room is traditional in style yet just as luxurious and a lovely space to revive in.

The final bedroom, is a versatile space with a staircase down to the kitchen, which could be blocked off, and an attached room that could be used as a nursery or converted into a dressing room and en-suite. Perhaps these two rooms could make a great space for a teenager with bedroom and gaming space, the choice is yours.

Back downstairs take the door out of the utility room into the covered porchway, making your way past the door into a handy office space allowing for home and work life to be separate, and into the 'annexe'. Although self-contained and accessed separately from the main house, this space is really an addition to the main quarters rather than being an independent dwelling.

Come into an impressive entertaining space, a room of two halves with seating area set beneath the skylights, followed by a games zone that opens up onto a large paved terrace from glazed double doors. In the summer months open these up and let the garden become an extension of the home, where BBQs and parties can be enjoyed in this peaceful haven. Spot the downstairs loo and storage cupboards aplenty before taking the stairs to the upper floor to discover two good sized bedrooms.
The contemporary cheery tones of the other bedrooms and bathrooms alongside the luxurious and fixtures and fittings continue here, enhancing the original vaulted beamed ceilings, stone features and window seats.

The house itself is filled with potential and although has recently undergone new sash windows, had an upgraded electrics and hot water system installed and been immaculately decorated there is still the opportunity to rearrange, and with planning permission already on the table it could be altered to suit.

Gardens, Grounds and Outbuildings
With 14 acres of gardens, woodlands, outlying fields and paddocks, the land belonging to The Grove is a haven for wildlife and an incredible place to call home. The landscape lends itself well to agricultural use and whilst many of the fields are rented to a local farmer, it could easily be your own smallholding if you wish.

Both formal and informal spaces fall in the immediate land surrounding the house and barn giving you plenty of scope to leave it as is, or for the keen gardener you could transform it further. With an abundant of opportunities, both big and small, it's easy for the outside space to capture the imagination.

Close to the home the current owners have created idyllic corners to entertain, relax and enjoy the outdoors. From football on the lawn, a hot tub on the front patio with exceptional views and a large paved terrace wrapping the rear of the home creates a rural sanctuary to entertain and dine alfresco; every eventuality has been taken into consideration.

A true garden of both form and function, the rustic nature of rolling fields flows into the more formal tended lawn with little outcrops of rockeries and established trees taking centre stage rather than grand planting gestures. This is both easily maintainable but also feels like it belongs to its surroundings, encouraging the wildlife to roam.

To the left of the home stands a capacious double height, two-story barn filled with possibilities where plans have been drawn up for business, letting and residential use. With joists, beams and roof all recently undergone renovation the project hasn't yet taken shape so allows you to put your stamp on it for your needs.

The two-story building currently stands empty with a vast upper barn housing a mezzanine level and beneath discover a selection of stables and milking parlours with original stone flooring. Everything is in great condition and awaiting a new lease of life. Whether that be for its original purpose in farming and agriculture, perhaps as a wedding venue or possibly developed to become additional holiday letting in the from of apartments or as one large home - it really is brimming with potential.

An integral garage is currently used for storage and gardening equipment but this and the further outbuildings could also be transformed and granted a new role.

With the Lake District National Park on your doorstep, this rural retreat has everything you need and more, with modern comforts, versatility and an abundance of opportunities to get your teeth into then The Grove is the one for you.

** 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.

Council Tax Band: G
Tenure: Freehold