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Bank House Farm Kinniside
Sold Subject to Contract

  • £1,250,000
  • Kinniside, Cleator, CA23 3AG
  • Detached House


The property comprises a traditional converted Lakeland barn (with local occupancy restriction) and three beautifully refurbished cottages (no occupancy restrictions). Adjoining the properties, and available by separate negotiation, are approximately 80 acres of land in a ring fence and fronting the River Ehen.

Just over a mile to the west of the Lakeland village of Ennerdale Bridge and less than three miles from beautiful Ennerdale Water. The lovely old market town of Cockermouth is some 10 miles distant, with Keswick approximately 18 miles.

On the A66 take the A5086 Egremont Road at the Cockermouth roundabout (where the Lakeland Sheep and Wool Centre is located). After approx 6 miles turn left for Kirkland, pass through the village to Ennerdale Bridge, continue for just over a mile and cross a cattle grid onto an open common. The property is the second turn on the right.

Mains electricity and water; drainage to private sewage treatment plant which serves all of the properties (the cottages will contribute towards the annual costs); electric central heating and double glazing installed; telephone line installed subject to BT regulations. Please note - the mention of any appliances and/or services within these particulars does not imply that they are in full and efficient working order.


Ennerdale is today recognised as a very special place of international importance. Carved by glaziers millions of years ago, the valley has evolved with mixed woodland, open fell and screes. The norse name Ennerdale means Juniper Valley. It is home to an abundance of wildlife with red squirrels, deer and a huge variety of bird life. The lake and its valley has been designated a site of special scientific interest. In 2003 the valley's three major land owners formed the Wild Ennerdale Partnership. The project has a vision "to allow the evolution of Ennerdale as a wild valley for the benefit of people, relying more on natural processes to shape its landscape and ecology". The river Ehen which forms the property's northern boundary is an important part of the project, " Pearls in Peril", preserving the now very rare freshwater mussels. Atlantic salmon also spawn here.
The area provides the finest walking in England on some of Cumbria's highest and best known fells. At the head of the valley is the famous Pillar Rock, celebrated by Wordsworth "you see yon precipice". Unsurprisingly, it is also noted as a place of romance with the banks of Ennerdale being where the former United States President, Bill Clinton, proposed to his wife Hilary in 1973. The small village of Ennerdale Bridge with a church, two inns and thriving primary school is nearby. Cockermouth, a lovely old market town with strong Wordsworth associations, is some ten miles distant. Whitehaven, an interest fine old sea port is nine miles.


A traditional detached Lakeland barn superbly converted to create an interesting three bedroomed home. The conversion imaginatively incorporates many original features, which combined with modern equipment produces an outstanding contemporary property brimming with charm and character. The accommodation is reversed with the bedrooms on the ground floor and living areas on the upper floors, also creating a mezzanine floor. The specification is outstanding with underfloor heating, fine oak staircase and beautifully exposed roof timbers. There is meticulous attention to detail with low voltage lighting in the most surprising positions. The stair treads are illuminated with recessed lights and even the original wall vents incorporate daylight lighting, creating a very special effect.

Property of this nature is rarely introduced to the market and an early inspection is highly recommended. Please note the occupancy restriction.

Entrance Corridor

Outer glazed door, understairs cupboard, oak staircase to first floor. The staircase is an impressive structure with illuminated treads, and leading to open plan living accommodation.


With slate floor, understairs storage.

Bedroom 1

Slate tiled floor, and TV, telephone & network connection points.

'Jack and Jill' Bathroom/Wet Room

'Jack and Jill' bathroom with high specification whirlpool twin Jacuzzi bath, shower, low level WC, vanitory unit with cabinet over, 'Bluetooth' connection mirror with integrated speakers, television connection and slate floors. Connects with Bedrooms 1 and 2.

Bedroom 2

Slate tiled floor, TV, telephone & network connection points, outer door and shuttered window.

Principal Bedroom (could also be used as a Sitting Room)

Bi-folding doors giving fine outlooks across the valley and towards the Ennerdale fells. Spiral staircase leading to first floor, slate floor, TV, telephone & network connection points.

En-Suite Wet Room

Wash hand basin, corner WC and shower.

Open Plan Living Accommodation

With impressive, exposed roof timbers and oak floors. Well equipped kitchen area. The kitchen has a comprehensive range of freestanding and semi fitted units with limestone work surfaces, Belfast sink, 'Marshall' dual fuel cooker (which augments the central heating). The living area has an 'Esse' cooking stove. An oak staircase from the living area leads to a mezzanine level suitable for use as a study or library. A glazed screen allows viewing of the roof timbers and living area. Cupboard housing control units.

Double doors lead to:-

Dining Room

Multifuel stove on sandstone plinth. Ample illuminated upper storage cupboards, separate cupboard plumbed for automatic washing machine and with space for tumble drier. Spiral staircase to lower principal bedroom.


Surrounding grounds with productive damson trees, parking and impressive outlooks. Sandstone patio areas. Greenhouse with power and water. Hard standing area with two log cabin summerhouses with mains powered lighting and sockets. Currently used as office space and craft workshop, but could also be used as a gym, or for home entertaining.


Three out of the four terraced cottages which sit alongside the barn are included within the sale, the oldest Bank House Farm, dating from the early 17th century. They have been refurbished to a high standard retaining many original features and are ready for immediate re-occupation.

The cottages are suitable for holiday letting or for use by dependent relatives and make a superb base for exploring the northern lakes.

An independent holiday letting agent has estimated that the cottages in their entirety are capable of generating a rental income of approx. £60,000 per annum.


A one bedroom cottage attractively refurbished and enjoying lovely views to the rear. The property has night storage heating and log burning stove. Fully equipped it is ready to begin holiday letting immediately.


A lovely mid terrace property dating from approx. 1613 and probably the original farmhouse. Attractive and surprisingly spacious accommodation offering three double bedrooms and living rooms. Utility room with pantry and separate WC. Newly fitted kitchen. Heated by recently installed electric wet radiator system and wood burning stove.


This is a particularly interesting end of terrace cottage with newly constructed annexe. The cottage offers two bedrooms, both being en suite, and on the ground floor a newly installed kitchen. Heating is via a radiator wet system. The annexe offers very flexible accommodation and could be integrated into the original cottage, or even used as two separate, self catering studios (subject to planning permission being granted), with installed services designed for whichever eventuality is chosen. The annexe has its own heating system, including underfloor on the ground floor and radiator wet system to first floor. Very attractive accommodation.


All the cottages have pleasant, enclosed rear areas enjoying views of the Ennnerdale fells.

The area to the front of the cottages is an open area for loading and unloading; with specific allocated parking places within the cottages' private parking area. Thus allowing an open frontage to each cottage which is a lovely place to sit and enjoy the evening sun.

Local Occupancy Restrictions

We understand that The Barn is subject to a local occupancy restriction, details of which are available on request. No restrictions are believed to be in place on Acorn Cottage, Bramble Cottage & Annex or Bank House Farm.

Referral & Other Payments

PFK work with preferred providers for the delivery of certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee: Napthens, Bendles LLP, Scott Duff & Co Property Lawyers/Conveyancing Service - completion of a sale or purchase, PFK will receive a referral fee of £120 to £180 per transaction; Pollard & Scott/Independent Mortgage Advisors – arrangement of mortgage & other products/insurances, PFK will receive a referral fee - the average fee earned in 2020 was £210.54; Patrick James Solutions - PFK will receive a fee of £150 per mortgage referral; ETSOS/EPC and Floorplan Providers - EPC and floorplan £66.00, EPC only £24.00, floorplan only £6.00. Mitchells Co Ltd will pay PFK £50 for each property contents referral successfully processed (worth £300 or more in revenue) together with a 5% introduction commission on the hammer price of any goods sold by Mitchells from that referral. All figures quoted are inclusive of VAT.

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