Ullswater This stunning setting, in a quiet valley half a mile from Ullswater, is the perfect spot for a family home, a stylish holiday let or a lock up and leave weekend retreat. £600,000 This magnificent 3 bedroomed, 2 bathroomed, newly converted 5 Kings Barns detached former barn does not disappoint. Stylishly crafted blending traditional qualities with modern luxuries, this superb Patterdale home includes a wonderful open plan living space and kitchen, 3 Ullswater bedrooms, bathroom, shower room, utility, private parking, Penrith gardens and sensational views. Cumbria CA11 0FJ Property Ref: AM3510 3 2 1 D www.hackney-leigh.co.uk View From Front Door Location From the centre of Ambleside take the right hand turning at the mini roundabout at the Northern end of the town heading up towards The Kirkstone Pass, on what is known locally as The Struggle. At the junction at the top of this road, on The Kirkstone Pass itself, turn left at the Kirkstone Pass Inn and follow the road down past Brotherswater and Patterdale and on towards Glenridding. Before reaching the village you will see the Mountain Rescue base on the right hand side and just after that, take the left hand turning sign posted 'Lane to Grisedale and Patterdale Hall'. Follow this lane and the Kings Barns development can be found on the left hand side by crossing anew cattle grid and the prettiest of little stone built bridges into the courtyard. Description Known as Kings Barns due to the association with Living Room Patterdale Hall, owned for centuries by the Mounsey family who were revered as "The Kings of Patterdale" due, as local folk lore would have it, to their repelling of Scots raiders or Reivers at Stybarrow Crag in 1648, this excellent little development of five unique and newly converted barns just might be your dream come true. Employing local craftsmen, skilled in both traditional building methods and modern day techniques and efficiencies, Cumbrian Heritage Homes Limited have created this wonderful home in arguably one of the best locations in the English Lake District. The Ullswater Valley is surely one of the most picturesque in England and Kings Barns sit quietly just half a mile from the lake shore, tucked away from the hustle and bustle and yet just a short stroll from lovely local Lakeland Inns and shops at both Patterdale and Glenridding. Step out of the door and you can walk, if the fancy takes you (and your legs still can) up on to the Helvellyn 5 Kings Barns For a Viewing Call 015394 32800 mountain range or to the Fairfield Horseshoe, to Grisedale Tarn or simply into the gorgeous Glenamara Park. Perfect whether you are seeking a peaceful family home, high quality holiday let or a dream lock up and leave weekend retreat. The conversion benefits from a 10 year Buildzone warranty and quite apart from the exceptional quality of this home, the rarity of a brand new barn conversion in the Lake District National Park which can be occupied as a second home or holiday let should not be underestimated - it is simply does not usually happen, so do not miss this unique opportunity. Accommodation (with approximate dimensions) Porch A lovely and well blended recent addition to the original barn. Bedroom 2 Ground Floor Benefitting from under floor heating through out. Entrance Hall Having a limestone flagged floor and useful storage cupboard, also housing the hot water tank. Bedroom 1 14' 7" x 10' 2" (4.45m x 3.11m) A bright double room having two windows. Bedroom 2 11' 7" x 8' 11" (3.55m x 2.72m min.) A double room with lovely dual aspect looking to Striding Edge and having a built in storage cupboard. Bedroom 3 9' 8" x 8' 7" (2.97m x 2.63m) A bright double room with south facing views over the private gardens to the beck and Private Parking www.hackney-leigh.co.uk Living Room surrounding fells and having an exposed stone feature alcove. Bathroom Having a three piece suite comprising a bath with shower over, a floating wash hand basin with mirror and shaver point over and a WC. Also having a ladder style heated towel rail, an opaque window and an extractor fan. Shower Room Having a three piece suite comprising a tiled and glazed shower unit with rainfall shower head, a pedestal wash hand basing and a WC. Also having a window, a ladder style heated towel rail and an extractor fan. Utility 8' 7" x 7' 0" (2.62m x 2.15m) Ideally placed on the ground floor to accommodate wet or muddy boots and coats and having base units Bedroom 3 with an integrated porcelain sink and drainer, plumbing for an automatic washing machine and space for a tumble dryer. Also housing the Worcester Bosch boiler and having a window and an extractor fan. A wonderful Cumbrian oak staircase leads to First Floor Open Plan Living Room and Kitchen Living Room Area 21' 2" x 15' 4" (6.47m x 4.68m max.) Enjoying both space and light in abundance, this thoughtfully designed room has a wealth of features including a vaulted ceiling with exposed oak roof truss, a modern Morso wood burning stove set on a sandstone hearth, discreet uplighters, an electronic Velux window and a stunning dual aspect looking both over the courtyard to Striding Edge and from the old barn door over the gardens to Place Fell, which also gives access to the garden. Bathroom For a Viewing Call 015394 32800 Bathroom Kitchen Area 15' 2" x 9' 3" (4.64m x 2.82m) A PC allowance of £8,000 has been allowed for kitchen fittings which can be discussed with the developer to ensure that you get the kitchen you desire and deserve! Outside Enjoying stunning views to the surrounding fells, 5 Kings Barns benefits from having a private garden on three sides which mostly laid to lawn and with a patio and private parking. The gardens are perfect for enjoying a morning coffee or an evening glass of wine whilst admiring the wonderful views which surround it. The lovely communal courtyard provides access to all properties on foot with additional visitor parking provision in the adjacent car parking area. View from Living Room Store 17' 4" x 7' 0" (5.3m x 2.15m) The property benefits from having its own large private store ideal for storing bikes, canoes and garden furniture and which is large enough to consider further upgrading, perhaps to home office space if desired, subject to any necessary consents. The store is insulated and has both light and power. Tenure Freehold –Details to be confirmed. A management company belonging to the owners within the development will own the freehold of the common areas. There will be an annual service charge of approximately £700 to £1000 per annum which includes the upkeep of the private drainage installation, all communal areas and the access road. Note - The properties are converted with the benefit of a 10 year Buildzone warranty Kitchen Area www.hackney-leigh.co.uk 5 Kings Barns Services The property is connected to mains water and electricity with LPG fired central heating and drainage to a brand new high quality shared private treatment plant. The property also benefits from having a heating and hot water system that can be controlled remotely. Council Tax Band - To be confirmed - Eden District Council. Viewings Strictly by appointment with Hackney & Leigh Ambleside Office. Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices. Ideal Holiday Letting Opportunity Holiday Cottages in this area of the Living Room Lake District are very popular and attract good occupancy rates year round and many receive a very high proportion of repeat bookings from returning guests. The high quality of the Kings Barns development, along with the desirable location offers any prospective owner the opportunity to create a very successful holiday let. If correctly furnished and presented to a high quality standard, and one that correctly focuses on the target market, Lakelovers (www.lakelovers.co.uk) would anticipate that this property, presented even as a holiday home accommodating four, would exceed a gross income of £30,000 per year. Units sleeping 6 in this locality could exceed £40,000 pa. Note - Pets Owner's dogs are permitted, but holiday guests pets are not. In the interest of the local red squirrel population, no cats are allowed. Bedroom 1 For a Viewing Call 015394 32800 Entrance hall Kitchen Area www.hackney-leigh.co.uk up Bedroom Bedroom 1 3 Living Area 14'7" x 10'2" 4.45 x 3. 11 9'8" x 8'7" (max) 2.97 x 2.63 21'2" x 15'4" 6.47 x 4.68 (max) Utility 8'7" x 7'0" Dining Area 2.62 x 2.15 B up Hall Bedroom Kitchen 2 15'2" x 9'3" 11'7" x 8' 11" 4.64 x 2.82 3.55 x 2.72 (min) Porch Ground Floor First Floor Approx Gross Floor Area = 1198 Sq. Feet = 11 1.05 Sq. Metres All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Mes srs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility c an be acc epted for any loss or expen se incurred in viewing or in th e event of a property b eing sold, let, or withdrawn . Please contact us to confirm availability prior to travel.