High Rough Hill Barn and Low Rough Hill Farm, Nr Bampton, Haweswater, Cumbria CA10 2QL

High Rough Hill Barn and Low Rough Hill Farm, Nr Bampton, Haweswater, Cumbria CA10 2QL

Guide Price  £350,000

Quick Summary

Price £350,000
City Penrith
Size (Acres) 1.33
Parking Spaces



Carlisle Office


Edwin Thompson are delighted to bring to the market this rare and exclusive opportunity to purchase an attractive Grade ll Listed farmhouse, substantial farm buildings, former school building and associated gardens. Situated in the Lake District National Park and occupying a stunning location in the Lowther Valley within easy access to the M6 Motorway network, 8 miles away. The property provides a unique refurbishment project to create a bespoke property(ies) with a variety of development options, subject to planning.


High Rough Hill Barn and Low Rough Hill Farm are situated approximately 2 miles north west of Bampton, 6 miles north west of Shap and 3 miles south of Askham in the Lake District National Park. Bampton is a village with a population of circa 283 having a small village store, public house and Post Office. The nearby attractive village of Askham has a population of circa 360 and a number of popular public houses, village shop and adjoins the Lowther Estate to the north east.

Penrith is 8 miles to the north and lies on the M6/A66 road network interchange and provides excellent retail facilities with a number of large supermarkets and vibrant town centre. Penrith Railway Station is on the West Coast Main Line to/from London, Glasgow and Edinburgh. Kendal is 23 miles to the south reached via the A6, 5 miles to the east or Junction 39 of the M6, 7 miles to the east.

The property is reached via a single carriageway which joins the main road travelling from Askham to Bampton.


High Rough Hill Barn and Low Rough Hill Farm provide an impressive Grade ll Listed Lakeland farmstead comprising of the original farmhouse, a range of attached and detached two-storey farm buildings together with a former school building, gardens and is surrounded by unspoilt open countryside.

The original farmhouse dating from the 14th and 17th Century is in need of a comprehensive modernisation/renovation programme having suffered from historical internal fire damage. It is of traditional stone construction rendered and painted externally, with a completely restored pitched Westmorland Green slate roof including new traditional oak trusses, beams and rafters.

The associated stone built barns and outbuildings provide a mixture of single and two storey buildings all with traditional slate roofs. The traditional byres have restricted head height in some areas although there is sufficient eaves height to raise the ceilings. The farmhouse and buildings are formed around a central courtyard with a variety of lean-to former cattle sheds, dog kennels and open views. High Rough Hill Barn is situated at the entrance to the private access road.

Externally there is a mixture of gardens, storage land and concreted/cobbled amenity land providing a stunning outlook to the surrounding countryside.

Please note there is a public right of way which is highlighted on the associated plan within the sales particulars.


It is understood that the properties provide the following approximate floor areas:

Low Rough Hill Farmhouse

Ground Floor 98.10m2 (1,056 sq ft)

First Floor 59.68m2 (642 sq ft)

Attached Barn 1

Ground Floor 12.06m2 (130 sq ft)

Attached Barn 2 – (No access, estimated)

Ground Floor 31.06m2 (334 sq ft)

Main Barn No. 1

Ground Floor 152.79m2 (1,645 sq ft)

First Floor 122.03m2 (1,313 sq ft)

Main Barn No. 2

Ground Floor 304.44m2 (3,277 sq ft)

Former School Building and Store

Ground Floor 59.92m2 (645 sq ft)

High Rough Hill Barn

Ground Floor 168.65m2 (1,815 sq ft)

Total approximate gross internal area 1,008.73m2 (10,858 sq ft)

Approximate Site Area 1.33 acres 0.54 hectares


It is understood that mains electricity and water are available to the subject land and property. We understand the mains electric and water were connected to the farmhouse but were cut off. Prospective purchasers should make their own enquiries regarding connections.

On sale of the property the purchaser will be subject to installing a small package sewage treatment plant (subject to approval of seller) due to the water catchment restrictions in the area which are there to protect drinking water quality.

Heating is to be via a gas fired or solid fuel system due to the associated water catchment restrictions.

All costs associated with the replacement, provision and installation of the small package sewage treatment plant and heating system are to be the responsibility of the purchaser.


It is understood that the property will need to be assessed for Council Tax purposes once the property has been occupied. Prospective purchasers can check the potential rates payable with Eden Council – Tel: 01768 817817.


The land and property shown edged red on the attached plan will be sold on a 999 year long-leasehold basis.

The sale will be subject to restrictive covenants, a full list will be available upon application.

The access road between High Rough Hill Barn and Low Rough Hill Farm will not form part of the sale, a right of way will be granted to the purchaser, however the maintenance of the access road will be the purchaser’s responsibility.

All boundaries are the responsibility of the purchaser and are to be maintained in a stock-proof condition.


Offers are invited for the long-leasehold interest with vacant possession on completion at a guide price of £350,000 exclusive.

Please note that our client is not obliged to accept the highest or any offer.


It has been advised that the property is elected for VAT and therefore VAT is payable on the purchase.


Each party to bear their own legal costs in the preparation and settlement of any sale documentation together with any VAT thereon.


The property is available to view strictly by prior appointment with Edwin Thompson LLP. Unaccompanied access should not be taken on to the site for health and safety reasons. Please contact the Carlisle Office:

John Haley – [email protected]

Joe Ellis – [email protected]

Tel: 01228 548385



Edwin Thompson for themselves and for the Vendor of this property, whose Agents they are, give notice that:
1. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, any offer or contract.
2. All descriptions, dimensions, plans, reference to condition and necessary conditions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to their correctness.
3. No person in the employment of Edwin Thompson has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Agents, nor into any contract on behalf of the Vendor.
4. No responsibility can be accepted for loss or expense incurred in viewing the property or in any other way in the event of the property being sold or withdrawn.
5. These particulars were prepared in March 2017.

• Unique opportunity to purchase a substantial former Lakeland farmstead, providing an attractive residential renovation project and potential holiday let scheme, subject to planning

• Stunning Panoramic views across the Lowther Valley and set within a quiet situation

• Offers Invited for the long-leasehold interest at a Guide Price of £350,000 exclusive

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