The Roost, Hawkshead, LA22 0PQ


Guide price

  • Bedrooms: 3
The Roost was converted from a barn into a small cottage in the 1960's and has subsequently undergone an extensive extension and refurbishment in recent years including re-wiring, plastering, plumbing as well as new kitchen and bathrooms and majority double glazed hard wood windows. All assisting to create an extremely attractive and well proportioned three bedroom, two bathroom property with two reception rooms. Set with a sizable yet manageable attractive garden and generous parking including superb newly constructed double garage/games room. Which provides flexibility as a hobby room/play room with shower room or more conventionally as a garage. The property has impressive views from both the garden and the house over the surrounding south facing countryside. A versatile property which would suit a variety of buyers whether as a permanent home or equally suitable as a holiday property. Lakelovers anticipate a gross rental income of £35,000 with potential to increase this.

Ideally situated close to the centre of the highly popular picturesque village of Hawkshead famous for its literary connections to William Wordsworth and Beatrix Potter. Church Hill is tucked away just after the Main Square in a convenient position for all the village amenities including shops, cafes, post office, church, public houses and primary school.

Directions On entering the village from the south past the main car park turn left into the square and veer left slightly up the hill towards the church and The Roost can be found third on the right.

Accommodation Front door leading into porch with slate tiled floor, plumbing for washing machine and work top. Internal door leading hall with open staircase and under stairs cupboard providing useful storage facility. Laminate floor.

Bedroom One 15'09 x 12'11 (4.78m x 3.91m) Spacious double dual aspect double room with views towards the church. Electric under floor heating. Telephone and TV points.

Bedroom Two 10'09 x 10'01 (3.25m x 3.05m) Double room with TV point and laminate floor.

Bedroom Three 15'02 x 10'03 (4.60m x 3.12m) Spacious double room with TV point.

Bathroom Attractive white three piece suite comprising corner shower cubicle, pedestal wash hand basin and WC. Majority wall tiling and concealed fuse box and electric meter.

First Floor

Sitting/Dining Room 15'05 x 14'10 (4.67m x 4.50m) Spacious room with laminate floor. Inset alcove with oak mantle. TV point. Rear stable door. Leading through to;

Living Room 15'09 x 13'01 (4.78 x 3.96m) Lovely triple aspect room with patio doors leading to the garden with stunning country views towards the Church, Grizedale Forest and Latterbarrow.

Kitchen 10'03 x 9'06 (3.10m x 2.78m) Attractive selection of modern wall and base units with worktop. Circular stainless steel sink unit with mixer tap. Five ring gas hob with extractor hood. Integrated appliances included fridge, freezer and dishwasher. Lovely country views towards the Church. Loft hatch with pull down ladder leads to fully boarded loft with electric.

House Bathroom Four piece white suite comprising panelled bath with shower attachment, separate shower cubicle, WC and pedestal was hand basin. Half tiled walls, heated towel rail, electric light/shaver point and extractor. Views in the distance towards Kirkstone Pass and Wansfell Pike.

Outside The property is approached via a private gated sweeping drive leading to the rear of the property through the garden where there is generous parking for 4/5 cars together with a superb double detached garage with folding doors. Presently utilised as a games/ hobby room, with superb wet room and solid oak bar. With a selection of base units with sink unit and integrated freezer. Mains water, electric and drainage are connected. The property has an attractive and manageable south facing garden combining a level lawned area with a selection of mature shrubs and bushes together with substantial south facing paved patio. There are attractive panoramic views from the garden towards Latterbarrow, Grizedale and the surrounding countryside. Please note there is a right of way to the front of next door and also pedestrian right of way to a neighbouring field at the rear.

Tenure Freehold. Vacant possession on completion.

Services All mains services connected. Gas central heating.

Council Tax Band D

Arrange viewing 01539 432220

Matthews Benjamin, Ambleside

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