Boot, Holmrook, CA19

Situated in the picturesque hamlet of Dalegarth in the stunning Esk valley, this delightful end of terrace cottage enjoys an utterly unique setting, with the renowned Ravenglass and Eskdale Railway - affectionately known as The Ratty - running just alongside. From the front door, you can watch the iconic steam trains pass by, framed by superb views of the surrounding open countryside. Perfect as a holiday let, second home, or an ideal step onto the property ladder for first time buyers, this property offers charm, potential, and a slice of Lakeland history.

The cottage features a welcoming entrance porch, leading into a cosy lounge complete with an open fire, ideal for those relaxing evenings after a day exploring the fells. The ground floor continues with a functional kitchen, rear porch, and three piece bathroom. To the first floor, there are two double bedrooms, both offering light filled spaces and enjoying views over the surrounding countryside.

Externally, the property benefits from a small front garden, where you can sit and enjoy the unique railway setting, while a rear garden provides additional outdoor space. Parking is conveniently available nearby. Although the cottage would benefit from some refurbishment, it offers an exciting opportunity to create a home perfectly tailored to your tastes. With no onward chain, this charming property is ready for its next chapter.

Located in a truly special and peaceful part of the western Lake District, this is a rare opportunity to acquire a cottage brimming with character and potential, in one of the most scenic and memorable settings in Cumbria.

Entrance Porch

1.62m x 1.38m

Accessed via part glazed wooden door. With part wood panelled walls and glazed door giving access into the lounge.

Lounge

3.87m x 3.84m

A front aspect reception room with open fire set in a tiled surround, radiator, wood effect flooring and door to the inner hallway.

Inner Hallway

With stairs to the first floor and door into the kitchen.

Kitchen

3.99m x 2.78m

Fitted with a range of matching wall and base units with complementary work surfacing, incorporating stainless steel sink and drainer unit with mixer tap and tiled splashbacks. Integrated electric oven with hob and extractor over, plumbing for under counter washing machine and space for a small dining table and chairs. Large understairs storage cupboard, radiator, wood effect flooring, rear aspect window and steps up to the rear hallway.

Rear Hallway

With part glazed wooden door out to the rear garden space and door to the bathroom.

Bathroom

1.84m x 2.1m

Fitted with a three piece suite comprising close coupled WC, wash hand basin and wood panelled bath with electric shower over. Part tiled walls, radiator, wood effect flooring and obscured rear aspect window.

FIRST FLOOR LANDING

With doors giving access into both bedrooms.

Bedroom 1

4.02m x 3.86m

A front facing double bedroom with radiator and enjoying views over open countryside towards the western fells.

Bedroom 2

3.89m x 2.84m

A rear aspect double bedroom with radiator and large storage cupboard.

Drainage

We have been informed that drainage to the property is by way of a shared sewage treatment plant and would advise any prospective purchaser to check it complies with current standards and rules introduced on 1st January 2020.

Service Charges

A Management Company is currently in the process of being set up to oversee any shared costs. An annual service charge of approximately £700 is payable, and this fee includes costs for maintenance, servicing and emptying of the sewage treatment plant, maintenance of the road and car park, electricity for exterior lighting and to the treatment plant, and maintenance to the land beyond the footpath to the rear.

Referral & Other Payments

PFK work with preferred providers for certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them PFK will receive a referral fee : Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd - completion of sale or purchase - £120 to £210 per transaction; Emma Harrison Financial Services – arrangement of mortgage & other products/insurances - average referral fee earned in 2023 was £222.00; M & G EPCs Ltd - EPC/Floorplan Referrals - EPC & Floorplan £35.00, EPC only £24.00, Floorplan only £6.00. All figures quoted are inclusive of VAT.

Services

Mains electricity, water & drainage by way of a sewage treatment plant (serving all 9 properties in the terrace). Oil fired central heating and double glazing installed. Please note: The mention of any appliances/services within these particulars does not imply that they are in full and efficient working order.

Directions

The property can be located using the postcode CA19 1TF, or alternatively by using What3words//////summaries.reminds.approach

Front Garden

To the front of the property, there is an enclosed lawned garden area with side access leading to the rear.

Rear Garden

To the rear, there is an open patio area. Steps lead up to a further private garden area which, although not owned by the property, can be used under licence from the landowner. Interested parties are advised that no improvements are permitted to this additional area which the landowners intend to tidy prior to completion of a sale.