Reception Rooms: 2
A beautiful conversion of a Grade II listed farmhouse situated in the picturesque village of Grasmere, with stunning views over Silver Howe, Loughrigg and to the lake. How Top Farm presents an exciting opportunity to acquire a fine Lake District home with a further two large detached barns and outbuildings, ideal for development (subject to relevant planning consents). Set within private grounds of approximately 7 acres, this old working farm is believed to date back to the 1600s. It was acquired by the present owner and underwent a complete renovation that was finished in 2015. The renovation was focused on retaining the unique integrity of the property whilst creating modern and social living spaces with quality finishes. The result was effective and How Top Farm now stands as a stunning home with a perfect synergy of old and new found throughout. With an open plan kitchen living area, separate dining room, converted barn housing a stunning reception room, three double bedrooms, family bathroom and low maintenance gardens, this versatile home will suit a range of buyers, from those looking for a holiday retreat or as a forever family home.
How Top is beautifully located above the village of Grasmere and White Moss fronting what is locally known as the "Wishing Gate Road". It is also a close neighbour to the famous Dove Cottage, the former home of the infamous romantic poet William Wordsworth and is situated along the "coffin route" leading from Ambleside. Grasmere is equally well known for the picturesque scenery and is one of The Lake Districts most sought after locations. The village has a vibrant community, served by a primary school, local shops, varied retailers, including Chemist, Post Office and several quality restaurants, including the Michelin Star Forest Side. The market towns of Keswick, Ambleside and Kendal are within easy reach and the rail connection at Windermere links to the west coast mainline which provides direct services to Manchester Airport and London Euston.
The private gravelled driveway leads all around the property and to the barns so there is ample parking. A covered porch shelters the entrance, with exposed beam lintel creating character from the outset. This opens immediately into the stunning open plan kitchen and living area. Created from two rooms, this sizeable space is full of charm with exposed ceilings beams, oak lintels and deep window sills. Despite the period features, the room is otherwise modern with a contemporary Siematic kitchen finished with granite worktops. Natural limestone tiled floors with fossil details add a sleek finish to perfectly match the old and new, benefitting from underfloor heating that stretches across the ground floor. Fitted Miele appliances include an oven, 4 ring induction and integrated dishwasher and fridge. There is ample space for an informal dining setting and living furniture set around the cosy log burner, as well as access to a useful understairs storage cupboard.
The formal dining room is a great addition, full of character with exposed beams and an open fireplace with stone flagged hearth. From here there is access into a large utility room with separate WC and store cupboards. The original entrance door to the property used to lead into here so there is still access to the parking area on the front drive. Again sheltered by an open porch, this is great for storing muddy boots after an idyllic walk across the fells of The Lake District.
Steps lead up from the dining room to a former barn converted by the current owners during the renovation to create a stunning reception space. The sitting room is flooded with natural light from a dual aspect of bi-folding doors and high angled ceilings exposing the wooden trusses. Oak floors, with underfloor heating, extend across the room and there is a log burner set within an exposed stone surround with a flagged hearth in keeping with the period aesthetics. The bi-folding doors open onto patios to both sides of the property, both offering unique views to the lake and over surrounding fells.
A bespoke oak staircase leads up from the dining room to the first floor, even the landing is full of charm with part exposed trusses on display. There are a total of three bedrooms here, two doubles and a good sized single, along with a family bathroom finished with Burlington London sanitaryware to include a bath with shower over. The master bedroom also boasts an ensuite shower room finished to the same high quality. Each room offers unique views over the fells and as expected, plenty of characterful features with exposed ceiling beams.
The gardens surrounding the main house have been designed to be relatively low maintenance so it is perfect for those looking for a lock up and leave. Flagged patios are situated to either side, accessed from bi-folding doors in the sitting room. These are great for opening up in the summer months, creating a flowing social space ideal for alfresco dining and barbecuing. To the front there is a neatly kept lawn area and the large gravelled driveway extends around the property, with a central courtyard area to the two detached barns. Bounding this is the approximate 6 acres of fields that at present are rented to a local farmer so you can benefit from the added privacy without the worry of upkeep. The grounds offer plenty of vantage points from which to take in the beautiful views of the fell and lake.
The outbuildings with How Top Farm include a large Grade II listed stone built building with cattle stores to the ground level and four bay barn to the first level. Adjoining this there is also a feed house and stores to include dog pens. The final detached outbuilding is of an L-shape and includes a sizeable shippon and attached barn with a covered store area. The barns create potential to convert into additional dwellings, subject to relevant planning consents, or are fantastic as they are for those looking for a smallholding.
Directions On entering Grasmere from the south on the A591 turn right immediately prior to the mini roundabout, continue up the lane passed Wordsworth’s Dove Cottage. The road will level out by the duck pond and the property is on the right hand side.
All mains connected
Gas central heating