Hill Top Farm Barn, Luddenden Foot, HX2 6JQ

Agent Reference TS0571

The Quiet Life You've Been Dreaming Of Is Sitting On A Hillside Above The Calder Valley. The views, the paddock, the character, the space - and a train to Leeds or Manchester when you need it.  PLease note - dogs not included!

The barn has been converted without losing what made it worth converting in the first place. The arched windows are still exactly where they should be. The exposed stone walls and original beams are still doing what they have always done - giving the building a presence that no new-build developer could manufacture at any price. The character has been preserved carefully and on purpose.

At the centre of the ground floor is the sociable kitchen-diner. Solid wood fitted units run along three walls beneath black granite worktops, with a gas hob and feature extractor, an electric double oven and an integrated dishwasher and wine fridge all built in. 

A large roof lantern sits above the whole space, drawing light straight down into the heart of the room throughout the day, and the kitchen opens through into the living/dining room so that the two spaces work together.

The dining room has a lovely stone chimney with an open fire and windows that look across the back garden and down towards the valley.  A second reception room connects through from the dining room, with the original barn door opening now framing a large picture window and French doors leading out to the garden. 

In addition, a useful utility/boot room sits to the rear of the property, ideal for coming in from muddy walks and there is also a separate cloakroom/WC.

Upstairs, all four bedrooms are genuine doubles. The main bedroom faces south, catching the morning light through its arched feature window and looking straight out over the valley. Fitted wardrobes line one wall, there’s more exposed stone on the other and the spacious ensuite bathroom sits off to one side. 

The remaining three bedrooms are all practical doubles, with a stylish fully shower room serving them on the landing.

The windows, doors and electrics have all been updated throughout, and the sewage treatment plant has been replaced recently (something you have to think about up here) - so the practical infrastructure is in good shape.

Outside, the paved terrace runs the full width of the kitchen and is enclosed by a glass balustrade. On a clear evening you can see for miles across the Calder Valley from here. 

Lawned gardens wrap around three sides of the property, and the small paddock  runs beyond. 

Despite the quiet off the beaten track location, Sowerby Bridge is roughly a five minute drive away, with direct services from the station to Leeds in around 25 minutes and Manchester in around 40. 

Mytholmroyd is similarly close in the other direction, with its own station and a high street that has rather more going on than you might expect. Hebden Bridge is just a few minutes further, offering independent restaurants, cafes, a lively arts scene and a Saturday market. 

The M62 is only 20 minutes away if you need it.

Scout Road Academy and Calder High School in Mytholmroyd and Ryburn Valley High School in Sowerby Bridge are all popular schools and all less than a 10 minute drive away.

Hill Top Farm Barn is the property that makes the countryside and the commute stop feeling like a trade-off. The valley views, the paddock and the transport connections are all genuinely here, in the same place, at the same time. 

If that sounds like the version of things you stopped believing was actually possible, it is probably worth coming to have a look.

There’s no onward chain to slow you down. Get in touch to arrange your viewing.

Agent Note:
We are required by law to conduct Anti-Money Laundering checks on all parties involved in the sale or purchase of a property. We take the responsibility of this seriously in line with HMRC guidance in ensuring the accuracy and continuous monitoring of these checks. Our partner, Movebutler, will carry out the initial checks on our behalf. They will contact you once your offer has been accepted, to conclude where possible a biometric check with you electronically.
As an applicant, you will be charged a non-refundable fee of £30 (inclusive of VAT) per buyer for these checks. The fee covers data collection, manual checking, and monitoring. You will need to pay this amount directly to Movebutler and complete all Anti-Money Laundering checks before your offer can be formally accepted.
GENERAL NOTE - Every effort has been made to ensure that the details provided have been prepared in accordance with the CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 and to the best of our knowledge give a fair and reasonable representation of the property. 
Floorplans are not to scale – for identification purposes only. All measurements are approximate. The placement and size of all walls, doors, windows, staircases and fixtures are only approximate and cannot be relied upon as anything other than an illustration for guidance purposes only.