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Kirkby Stephen, Cumbria
Guide Price £385,000

Key Features

  • Detached Barn Conversion In Quiet Village Location
  • Original Character Features
  • Flexible Layout & Annexe
  • Country Style Living Kitchen
  • Large Sitting Room
  • 4/5 Double Bedrooms
  • Bathroom & Shower Rooms
  • Large Workshop & Utility Room
  • Drive & Ample Parking
  • Good Size Yard & Terraced Gardens
  • Ideal Family, Holiday Or Active Retirement Home


Offers Over £385,000.

Rookery Farm Barn is a truly unique property set on the edge of the quiet village of Crosby Garrett.

Crosby Garrett is now part of The Westmorland Dales, set in the heart of the stunning Eden Valley, there are lovely views over open countryside. The popular town of Kirkby Stephen is only 4 miles away with a wide range of shops, restaurants and pubs, church, doctor's surgery and a reputable primary and grammar school. The location is excellent for commuting having the A66 and M6 within easy reach. The village is a no through road with little traffic. There are great walks from the door, including the famous Coast to Coast walk which passes nearby.

Rookery Farm Barn dates back to 1700's and has been loving and sympathetically converted by the current owners to provide a spacious and flexible family home.

The property offers a vast amount of character and charm throughout with features beams, niches and 'quirks' in abundance.

On the ground floor is a country style living kitchen with multi fuel stove and long distance views to The Pennines. There is a good size study with patio doors out to the gardens and a ground floor bathroom. To the rear is a utility room and large workshop and access to the annexe.
Upstairs is a beautiful, full height living room with exposed timbers. There are two double bedrooms and a shower room. On the second floor is a mezzanine double bedroom.

To the side of the property is a one bedroom annexe, this can be accessed independently or via the workshop. This offers flexibility, such as space for dependant relatives or any other creative ideas.

The barn benefits from having wooden double glazed windows and a gas fired boiler.

Externally, to the front is a terraced garden with long distance views to the Pennines. There is a large yard and parking area and access right the way around the property. At the rear is a private decked terrace with views.

Rookery Farm Barn is a great family, holiday or active retirement home in a great village location.

Anti-Money Laundering (AML) Checks

Should a purchaser(s) have an offer accepted on a property marketed by J.R. Hopper & Co., they will need to undertake an AML check. We require this to meet our obligation under AML regulations and it is a legal requirement. We use a specialist third party service, provided by Lifetime Legal, to verify your identity. The cost of these checks is £60 (including VAT) per purchase, payable in advance directly to Lifetime Legal, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances.

Room Details

Ground Floor


Steps from the kitchen. Tiled floor. Ceiling downlights. Feature exposed beams. Stained glass window.

Study 3.89m x 7.06m (12'9" x 23'2")

Bright, study/ ground floor bedroom. Fitted carpet. Large storage cupboard. Radiator. Window and patio doors to the side.

Bathroom 3.89m x 1.68m (12'9" x 5'6")

Tiled floor. Ceiling downlights. Exposed stone wall. Feature niche. Bath. WC. Wash basin. Heated towel rail. Extractor fan.

Utility Room 4.9m x 4.04m (16'1" x 13'3")

Currently used for storage. Window to the rear. Door to side. Cupboard housing gas central heating boiler. Access to workshop.

Workshop 7m x 4.04m (22'12" x 13'3")

Great hobby room/ work shop. Ply board flooring. Radiator. 2 Windows to rear. Access to the Annexe

First Floor

Living Room 5.5m x 5.7m (18'1" x 18'8")

Superb, light, room open to the apex. Exposed beams and trusses. Feature exposed stone wall. Wall niches. Radiator. TV point. Slot windows to side. Feature windows to the gardens.

Bedroom 2 4.11m x 2.82m (13'6" x 9'3")

Front double bedroom. Fitted carpet. Radiator. Windows to front and side overlooking gardens.

Bedroom 3 3.3m x 2.87m (10'10" x 9'5")

Rear double bedroom. Fitted carpet. Radiator. Window to side.

Shower Room 2.29m x 1.9m (7'6" x 6'3")

Vinyl flooring. Corner shower cubicle. Wash basin. WC. Radiator. Extractor fan.

Second Floor

Mezzanine Bedroom 1 5.2m x 1422 (17'1" x 4665'4")

Painted floorboards. Exposed beams and trusses. Velux. Feature slit barn window facing South West.

Dining Kitchen 5.5m x 5.7m (18'1" x 18'8")

Family living kitchen. Quarry tiled floor. Beautiful beamed ceiling. Exposed stone wall. Bespoke kitchen with twin Belfast sink. Plumbing for washing machine. Space for a range cooker. Radiator. Staircase. 3 Windows with long distance views to the Pennines.


Living Space 4.3m x 3.94m (14'1" x 12'11")

Open plan living space. Laminate flooring. Fitted kitchen with stainless steel sink and drainer. Integrated electric oven. Radiator. Window to front. Patio doors out to rear yard.

Bedroom 4.3m x 3.1m (14'1" x 10'2")

Good double bedroom. Fitted carpet. Radiator. Windows to rear with exposed timber lintel.

Shower Room 2.29m x 1.9m (7'6" x 6'3")

Tiled flooring. Corner shower cubicle. WC. Wash basin. Radiator. Small slit window to front.



Drive/ track leading up to the property, along the front to the side and rear.


Ample parking and turning space for several vehicles.


Terraced gardens to the front of the property. Great, long distant views to the Pennines.

Agents Notes

Neighbouring farmer has access over the drive to access field beyond (rarely used). Mains electric, water and drainage. Super-fast broadband connection available.

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