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4 bedroom detached house for sale

East Hile Farm Pilling Barn Lane, Bacup, OL13

Sold STC £285,000

Property Description

Key features

  • 4 Bed Farm With Adjoining Buildings
  • Circa 0.5 Acres
  • Planning Permission For Conversion
  • New Bore Hole And Plant
  • Mains Electric/Calor Gas
  • Rural Location
  • Large Barn
  • Shippon
  • Stable And Piggery
  • Mains Electric/ Septic Tank

Full description


For sale by Modern Method of Auction; Starting Bid Price £285,000 plus Reservation Fee.

Simply wonderful 4 bedroom traditional farm house complete with an adjoining shippon with planning permission to convert into extra accommodation and a large attached stone barn.
Set in circa 1/2 an acre of land affording wonderful views over the surrounding hillside and farmland.
Accessed off Booth Road between Waterfoot and Stacksteads via a single track lane which cuts through the fields directly to the farm.
The lane is quite rough therefore a 4x4 vehicle is recommended
Once at the farm the views are spectacular.
During the time the current owners have lived here they have made significant improvements. Planning permission has been obtained and works started to integrate the shippon into the main house( see planning application number 2014/0154).
Although not completely finished great inroads have been made.
The farmhouse now comprises: An Entrance Porch, Boot Room/utility, lounge with multi fuel stove (defra approved), a dining room, a kitchen which is yet to be integrated into the shippon, 4 double bedrooms, the master of which has an en-suite facility and a further large shower room. Both bathrooms have been newly fitted.
Other improvements include re-wiring which has been certified, new windows to most of the house, a new bore hole with treatment plant, re plastering and partial decor.
The adjoining barn also offers a world of potential which can only be appreciated on inspection.
The farm yard itself offers ample parking plus there is a small stable, and an old pig sty.
There is also a small parcel of land as per the plan.
Viewings are accompanied and are strictly by appointment only.
To arrange please call Reeds Rains Rossendale on 01706 239060


Sat Nav postcode OL13 8NF which will take you to Folly Farm, then see below.
From Rawtenstall
Follow Newchurch Road until the road reaches Burnley Road East (3.2miles) then go straight across to Booth Road.
As you travel down Booth Road (0.3miles) turn left onto Tunstead Road. Follow Tunstead Road to the top and then take a right at Stoney Hill (uneven road surface), as the road turns left, kept left and go up the incline (you will see a shed on your left with Ozmart Kennels signage). Once you reach the top of the incline, STOP, this is Folly Farm. Take a sharp right and enter the fields, go through 3 cattle gates (0.75miles) until you reach the farm. Please close gates if they are closed and leave open if they are open.
Please note: you will need a 4x4 to drive up to the farm or a decent pair of wellies. Walking take about 10 minutes. The road has suffered from the recent weather and is very uneven drive carefully and take your time to navigate the lumps and bumps!


This property is for sale by the Modern Method of Auction which is not to be confused with Traditional auction. The Modern Method of Auction is a flexible buyer friendly method of purchase. We do not require the purchaser to exchange contracts immediately, but grant 28 days to achieve exchange of contracts from the date the buyer s solicitor is in receipt of the draft contracts and a further 28 days thereafter to complete. Allowing the additional time to exchange on the property means interested parties can proceed with traditional residential finance. Upon close of a successful auction or if the vendor accepts an offer during the auction, the buyer will be required to put down a non-refundable Reservation Fee of 3.5% subject to a minimum of £5,000 plus VAT which secures the transaction and takes the property off the market. The buyer will be required to sign an Acknowledgment of Reservation form to confirm acceptance of terms prior to solicitors being instructed. Copies of the Reservation form and all terms and conditions can be found in the Legal Pack which can be downloaded for free from the auction section of our website or requested from our Auction Department. Please note this property is subject to an undisclosed Reserve Price which is generally no more than 10% in excess of the Starting Bid. Both the Starting Bid and Reserve Price can be subject to change. Terms and conditions apply to the Modern Method of Auction, which is operated by the North West Property Auction powered by iam-sold Ltd.

Ground Floor

Boot Room 10' 3" x 8' 2" (3.12m x 2.49m )

Lounge 13' 3" x 12' 3" (into recess) (4.04m x 3.73m (into recess) )

Dining Room 14' 2" x 15' 6" (4.32m x 4.72m )

Cellar access

Kitchen 12' 11" x 8' 2" (3.94m x 2.49m )

First Floor

Master Bedroom 12' 5" x 15' 0" (3.78m x 4.57m )

En-Suite Bathroom 9' 7" x 7' 2" (2.92m x 2.18m )

recently installed and finished.
Comprising WC, basin and bath.
Finished in bright white with complementary decor

Bed 2 13' 6" x 7' 8" (4.11m x 2.34m )

Bed 3 9' 8" x 7' 8" (max) (2.95m x 2.34m (max) )

Bed 4 12' 4" x 12' 8" (into recess) (3.76m x 3.86m (into recess) )

Bathroom 9' 2" x 12' 4" (max) (2.79m x 3.76m (max) )

Newly completed. Fitted with a large walk in shower WC and Basin.

Storage Area 15' 2" x 3' 4" (4.62m x 1.02m )


Room 1 29' x 29'
Room 2 29' x 29'

Substantial Stone barn split in to areas. Stone construction with corrugated roof


Former stable and pigsty


Room 1 16'3 x 16'6
Room 2 13'5 x 16'5


Set in circa 1/2 and acre comprising cobbled / flagged farm yard, small garden area and grassed area to rear.



We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.


More information from this agent

Listing History

Added on Rightmove:
25 November 2016

Map & Street View

Disclaimer - Property reference 200927968. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Reeds Rains, Rawtenstall. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

*Guide Price: An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.

Reserve Price: Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”

Auction Fees: The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Reeds Rains, Rawtenstall on 01706 239 060.

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