Guest house

A unique and rare opportunity to acquire a fantastic and flexible business opportunity. The layout and painstaking redevelopment of Sandwath by the current owners enables the property to be run in a variety of formats, as four property rentals, a boutique hotel, a luxury B&B or a family home with rental properties attached. The flexibility of this business proposition is endless, due to the diligence and thought that the current owners have put into converting and re-developing the property.

Sandwath is a most idyllic countryside property, comprising four separate and uniquely designed properties. The main house comprising four bedrooms, an annexe comprising two bedrooms and two further cottages each with one bedroom. The flow of the property is the real wow factor, allowing the owner to either live privately but very conveniently next to rental properties or to enable all four properties to be rented out privately or as a third option the whole property to be let as one very large rental property. Every detail in each property has been thought about, from the soft furnishings to the kitchen cupboards and cutlery, the properties are ready to provide an immediate income. Located in the Eden Valley, which is a hidden gem just outside the Lake District National Park, this property offers a fantastic lifestyle or investment opportunity in the heart of a tourist hotspot.

Sandwath
The property has been fully renovated, oozing quality and charm. Sitting in a peaceful rural setting not far from the source of the River Lune in the Upper Eden and nestling in the north of the Yorkshire Dales. The property is just 20 minutes from the Lake District National Park and offers flexible and versatile accommodation.

Originally constructed in the 17th century, Sandwath was extended in the 18th century when it was a farmstead. The property underwent a significant transformation in 2011, whereby the property was extensively modernised including rewiring, replumbing, replastering and reconfiguring the layout of the property. The property was also extended with the addition of the garden room, garage/coach house and the conversion of the barns and storerooms into additional living accommodation with three self-contained units which adjoin the main property to create one flowing space. The thought that has gone into the modernisation and renovation of this property by the current vendors allows for a multitude of uses, affording the purchaser a variety of lifestyle options.

The main residence has been lovingly and painstakingly restored to create a splendid country home, filled with light and the highest quality fixtures and fittings. The generous and extensive space is ideal for a growing family, or a home and business with holiday cottages. The property could also lend itself to be let as a large self-catering unit or boutique hotel. The current vendors have sourced the best materials for the renovation of the property, adding character and luxury. The reclaimed York flagstones in the hall and kitchen are just one example of the quality finish throughout the property. Laid out over two floors the accommodation comprises;

• Large entrance hall, with reclaimed York flagstones throughout the ground floor and large, bespoke solid oak staircase
• Restored original beams enhancing the character of the property
• Battened oak doors throughout the property
• Large kitchen/dining room, with solid oak units and large centre island with granite worktops,
  Rangemaster cooker, Quooker tap and patio doors out to the garden
• Large lounge with dual aspect wood burner into the kitchen, beams and dual aspect windows
• Garden room extension, providing entertaining or relaxing space with doors out to the rear of the
  property and fabulous views across the garden to the fells beyond
• Fabulous purpose-built boot room with separate access from the front door
• Coat cupboard
• Large downstairs shower room 
• Office/gym or second sitting room overlooking garden room with ground floor access to the ground floor cottage
• Four double bedrooms, two with ensuite shower room
• Bathroom with freestanding bath, shower, toilet, bidet and free-standing sink
• Large laundry and boiler room with separate access from outside parking area

The Annexe

A fabulous attached two-bedroom annexe which sleeps 6, ideal for accommodating family or as a base for teenagers. The annexe is centred around an extraordinary two-tier living area with mezzanine offering extended
living accommodation.

• Mezzanine with living accommodation, games room, snug/cinema
• Kitchenette with cooker, microwave, dishwasher
• Bedroom one, double with ensuite shower, toilet, bidet and sink
• Bedroom two, double with ensuite shower, toilet, bidet and sink

Cottages

At the far end of the property are two self-contained units, each comfortably sleeping four. This part of the property was originally barns and stores for the original farm. The units have been sensitively converted to create very comfortable and welcoming accommodation for family or as holiday lets.

As with the Annexe the holiday accommodation can be accessed from the main property and also has its own access, separate parking and shared patio area. The holiday accommodation has separate electricity and boilers which can all be managed from the main house.

Cottage 1
Ground floor

• Bedroom
• Cloakroom area
• Kitchenette with oven, microwave, fridge and dishwasher
• Seating and dining area
• Shower room with toilet, bidet and sink

Cottage 2
Maisonette

• Bedroom
• Shower room with toilet and sink
  
• Entrance area and stairs up to living accommodation
  
• Kitchenette with oven, microwave, fridge and dishwasher
  
• Open dining living area with Juliette balcony

Step Outside

Gardens and Grounds:
Sandwath is situated in a delightful setting with open countryside and splendid views to the Howgills, Mallerstang Edge and Wild Boar Fell. The property sits in around 3 acres of land and is accessed through a gated, gravel drive which sweeps to the side of the property and enjoys plenty of parking in front of a fabulous purpose-built stone, slate and oak open fronted garage with store. This structure has planning permission to add a second floor, creating a workspace or further living accommodation.

The parking area is landscaped with stone-built walls and integrated lighting. A pathway with shrubs leads to the front of the property and a cottage garden.

To the side of the property is a patio area with direct access through patio doors to the kitchen, creating an ideal space for al fresco dining.

Following the garden round to the back of the property there are fruit trees and lawn along with a large pond with miniature stream and the most fabulous, uninterrupted views over the Howgill fells. There are both formal and informal gardens, with lawns, paved terraces and well stocked flower beds and borders.

Location:
Sandwath sits just outside the village of Newbiggin -on-Lune which is just 6 miles from J38 on the M6, a quiet and rural setting, not far from the source of the River Lune.
Newbiggin-on-Lune is a quiet unspoilt village, removed from the hustle and bustle of tourist centres yet with excellent road communications to the Yorkshire Dales and the Lake District National Parks.

For walking and outdoor enthusiasts there is an abundance of activities on the doorstep with walks from the door onto the Howgill Fells and Green Bell. The famous Coast to Coast walk passes through Kirkby Stephen and Orton. And an array of other beautiful routes are available close by.

The traditional market town of Kirkby Stephen is six miles away and has an array of shops, eating establishments and leisure activities. There is an excellent grammar school and primary school. The train Station at Kirkby Stephen sits on the Settle to Carlisle line and you can be in Leeds in 90 minutes.

The property is easily accessible by road for the M6 to the north and south of the country and the A66 to the East, Scotch corner is a 40 minute drive and Carlisle is 50 minutes.

Directions:
From Junction 38 of the M6 Motorway take the A685 signposted Kirkby Stephen. After approximately five miles, just before the village, take the turning right, signposted Weasdale and Sandwath is the second property on the left.

Services:

• Mains electricity, mains water
• Private drainage, including a klargester and septic tank
• LPG tank servicing heating and cooker
• Three phase electrics
• Fibre optic WIFI data points in all rooms
• Monitored Fire and Intruder Alarms
  

* EPC's for The Annexe and Cottages are available on request *