Hilton, Appleby-In-Westmorland, CA16

A rare and exciting opportunity to acquire a characterful family home together with a substantial partly converted barn, offering exceptional flexibility for multi generational living, holiday accommodation, or further development, all set within generous grounds in the desirable village of Hilton.

Roman Fell House is a charming four bedroom property enjoying stunning views across the surrounding gardens and fells. The accommodation includes a spacious kitchen diner, a large lounge featuring a log burning stove and impressive picture windows that flood the room with natural light while framing the beautiful countryside outlook, four double bedrooms, and two bathrooms. Rich in character and original charm, the property offers an excellent opportunity for sympathetic modernisation to create a truly outstanding home.

Complementing the main residence is a substantial barn conversion project where all major structural works have been completed. The building is weather tight, with electricity connected and some plumbing already installed. Designed as an upside down house to maximise the views and living space, the proposed accommodation comprises three bedrooms, two bathrooms and a utility room on the ground floor, with a spacious kitchen/dining area, lounge and two additional rooms on the first floor.

Externally, both properties benefit from their own independent access and driveway, offering privacy and flexibility. The extensive garden is currently open but could easily be divided to provide each property with a generous private garden. Further features include a garden shed and a summer house, enhancing the appeal of this unique and versatile offering.

Combining character, development potential and a stunning rural setting, Roman Fell House presents a truly exceptional opportunity for buyers seeking a lifestyle property with scope to add value and create something special.

Entrance Hall

3.03m x 1.58m

Kitchen

6.25m x 3.68m

Living Room

6.36m x 6.28m

Hallway

4.53m x 2.09m

Bedroom 1

6.3m x 3.65m

Bedroom 2

4.17m x 3.62m

Bedroom 3

4.2m x 2.68m

Bathroom

1.79m x 1.38m

Bedroom 4

3.31m x 3.13m

Bathroom

2.32m x 1.58m

Entrance Hallway

5.56m x 2.41m

Bedroom 1

5.46m x 3.54m

Ensuite Bathroom

2.18m x 1.74m

Bedroom 3

3.19m x 2.14m

Bathroom

2.17m x 1.59m

Bedroom 2

3.49m x 2.44m

Utility Room

5.66m x 2.65m

Landing

8.35m x 2.08m

Kitchen

5.14m x 3.46m

Upstairs Room

3.46m x 2.4m

WC

2.24m x 0.85m

Upstairs Room

3.2m x 3.16m

Lounge

5.44m x 3.79m

External Areas

Each property has it's own separate driveway, with parking for multiple cars. At the minute the rear garden is open, but due to it's size it would be easily split to give each property a lovely garden.

Planning Information

The attached Barn has been partly converted in line with planning permission granted in 1988 . The planning reference numbers are 88/1329 and 88/1673.

Referral Fee Disclosure

PFK works with preferred providers for services relating to buying or selling property. These providers offer competitive pricing, but you are under no obligation to use them and are free to choose alternatives. If you do use these services, PFK may receive a referral fee as follows (all figures include VAT): • Conveyancing (Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd, Beyond Conveyancing Ltd): £120 to £240 per completed sale or purchase. • Auction – If you decide to sell your property via Auction House Cumbria following our introduction, the average referral fee earned for 2025 was £2,398 and is dependent on the final sale price. • Financial Services (Emma Harrison Financial Services): average referral fee of £221 in 2024 for arranging mortgages, insurance, and related products. • EPCs (M & G EPCs Ltd): £25 for EPC • Anti-Money Laundering (AML) Checks (via Landmark): between £8.50 and £15.50.

Services

Mains electricity, water & drainage; oil fired central heating, newly installed in Dec 2025; double glazing installed throughout. Please note: measurements are approximate so may reflect the maximum dimensions and the mention of any appliances/services within these particulars does not imply that they are in full and efficient working order.

Directions

Roman Fell House can be located by using the postcode CA16 6LU or by using What3Words: ///scorched.fruit.stolen