Boot, Holmrook, CA19

Stanley House presents a rare and exciting investment opportunity in the heart of the stunning Eskdale valley. Currently operating as a successful holiday retreat, the property offers extensive and flexible accommodation, with 12 beautifully appointed ensuite guest rooms and a separate self-contained owner's apartment beneath the main house. Whether continuing its current use, transforming it into an exclusive luxury retreat, or even converting part into a private residence while generating income from holiday lets, the potential here is truly exceptional.

The setting is nothing short of magical. Nestled against the banks of the river Esk, Stanley House enjoys private fishing rights and extensive gardens to the rear, providing a peaceful sanctuary, with lush lawns, mature trees, vibrant planting, and direct access to the river’s edge. Guests return time and time again to soak up the tranquillity and explore the incredible surroundings, with Scafell Pike and some of the Lake District’s finest walking and cycling routes right on the doorstep. The famous Ravenglass & Eskdale miniature railway, picturesque Wastwater, and a selection of traditional pubs and tearooms are all within easy reach.

Despite its peaceful and secluded feel, Stanley House is ideally positioned for those seeking adventure, relaxation, or a mix of both. With its flexible layout, spectacular location, and well established reputation as a sought after holiday destination, this is an unmissable opportunity to create something truly special in one of the most breathtaking parts of the Lake District National Park.

Stanley Ghyll House holiday accommodation website link

Entrance Porch

Accessed via traditional, double wooden entrance door with double doors leading into the open plan hallway and to reception room one.

Hallway

With stairs to the first floor and also leading down to a self contained flat on the lower ground floor level, and doors to the ground floor rooms.

Reception Room 1

7.06m x 4.47m

With two rear aspect windows overlooking the grounds, wood burning stove set in a traditional surround with contrasting hearth and backplate, part wood panelling to walls, two radiators, and partial wood flooring.

Reception Room 2

4.55m x 6.68m

A dual aspect reception room with bay window to the front and two further windows to the side, overlooking the stream. Decorative picture rail, open fire in a traditional surround with stone hearth, radiator and part panelled walls.

Inner Hallway

With window, radiator and a door giving access into a further hallway area with stairs down to the lower ground floor level, with a window and door leading into the dining kitchen.

Dining Kitchen Summary

A spacious area, where the owner has considered splitting this room to create a ground floor disabled access room for holiday letting purposes.

Dining Kitchen

14.84m x 5.05m

The kitchen area is fitted with a range of matching base units with central island unit with further base units below. Complementary work surfacing incorporating stainless steel sink and drainer unit with mixer tap and tiled splashbacks, integrated electric oven, range style cooker, space for dishwasher and under counter fridge. A further area of work surfacing and cupboards can be found positioned to the side of the room, feature open fireplace in a decorative surround with contrasting hearth and backplate and wood flooring running throughout. A triple aspect room with windows to the front and attractive bay window to the side, this room opens into a generous dining space, with several radiators and further windows to the rear and side and overlooking the grounds to the rear of the property.

Utility Room

2.1m x 3.2m

With plumbing for a washing machine, window to the rear, access into a large, walk in storage cupboard (2.1m x 1.63m)

Cloakroom/WC

2.08m x 1.23m

Fitted with a wash hand basin and low level WC, part tiled walls, radiator and small window.

FIRST FLOOR LANDING

With single glazed window at half landing level, overlooking the stream and the formal gardens. The stairs continue up to the first floor where there are doors to the first floor rooms and stairs up to the second floor.

Bedroom 1

4.22m x 4.33m

A generous double bedroom with radiator and dual aspect windows with lovely views to the rear. An ensuite bathroom (3.33 x 1.97) fitted with a three piece suite comprising low level WC, wash hand basin and wood panelled bath, part tiled walls, radiator and window.

Bedroom 2

4.31m x 3.26m

A spacious twin bedroom with attractive bay window to the front.

Inner Landing

With fire escape and steel steps down to the ground floor.

Bedroom 3

2.82m x 3.98m

A front aspect double bedroom with ensuite bathroom (2.42 x 2.50) fitted with a three piece suite comprising low level WC, wash hand basin and wood panelled bath, part tiled walls, radiator and sash window.

Bedroom 4

4.28m x 4.18m

With front aspect sash window. Ensuite bathroom (2.90 x 2.47) fitted with a three piece suite comprising low level WC, wash hand basin and wood panelled bath, part tiled walls, radiator and sash window.

Bedroom 5

4.55m x 4.15m

With radiator and single glazed bay window to the rear. Ensuite bathroom (2.67 x 1.41) fitted with a three piece suite comprising low level WC, wash hand basin and bath, radiator and part tiled walls.

Bedroom 6

Large double bedroom with en-suite bathroom

SECOND FLOOR LANDING

A half landing with single glazed sliding sash window overlooking the grounds. The stairs continue up to the second floor with an external fire escape door with steel staircase leading down to the ground floor, and doors to the second floor rooms.

Bedroom 7

4.26m x 3.19m

With radiator and single glazed window to the rear.

Bathroom

3.44m x 2.56m

Fitted with a three piece suite comprising low level WC, wash hand basin and bath, radiator, tiled flooring and large single glazed window to the side aspect.

Bedroom 8

3.95m x 4.26m

With large front aspect window and radiator.

Bedroom 9

3.68m x 2.72m

With single glazed window and ensuite bathroom (1.19 x 2.78) fitted with a three piece suite comprising low level WC, wash hand basin and panelled bath, part tiled walls, window.

Bedroom 10

2.83m x 4.02m

With front aspect sash window overlooking the railway line, radiator and door to the ensuite. The ensuite bathroom (2.38 x 3.31) is fitted with a three piece suite comprising low level WC, wash hand basin and wood panelled bath, part tiled walls, radiator and front aspect sash window.

Bedroom 11

4.29m x 4.11m

With radiator and rear aspect single glazed window and door to the ensuite. The ensuite bathroom (1.77 x 2.74) fitted with a three piece suite comprising low level WC, wash hand basin and wood panelled bath, part tiled walls, radiator and single glazed rear aspect window.

Bedroom 12

3.22m x 4.24m

With large front aspect window, radiator and door to the ensuite. The ensuite bathroom (2.41 x 3.24) is fitted with a three piece suite comprising low level WC, wash hand basin and wood panelled bath, part tiled walls, radiator and tiled flooring.

LOWER GROUND FLOOR

With access to the owners self contained 2 bed flat and a door into the cinema/games room.

Self Contained Apartment

To the lower ground floor of the property, there is a self contained 2 bedroom annex with hallway, lounge, dining kitchen, 1 large double en-suite bedroom and second bedroom which could be used as a reception room.

Cinema/Games Room

5.6m x 4.65m

With an external door out to an undercover entertaining space with the grounds beyond.

Services

Mains electricity, water & septic tank drainage. Oil fired central heating installed supplemented by biomass boiler. Please note: The mention of any appliances/services within these particulars does not imply that they are in full and efficient working order.

Septic Tank

We have been informed that the property has a septic tank and would advise any prospective purchaser to check it complies with current standards and rules introduced on 1st January 2020.

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.

Directions

The property can be located using either CA19 1TF or What3words///plotter.panthers.unroll

Rear Garden

The property benefits from a gravelled offroad parking area to the front for several cars, with side access to both sides leading around to the formal gardens. The self contained ground floor flat on the lower ground floor level of the property benefits from its own enclosed outdoor area. An undercover entertaining space positioned below the dining room on the ground floor, and accessed from the cinema/games room on the lower ground floor, creates a great entertaining space and outdoor socialising space for guests if utilised as a holiday let or B & B. A shepherds barbecue hut with steps leading down to a large enclosed formal garden area which is fully lawned, extensive in size with mature trees and fencing to border and a stream running alongside.

Parking - Off street

There is private off road parking to the front of the property for multiple vehicles.