Entrance Hall

As you enter, the welcoming central hallway, secured by a thermally efficient composite front door, sets the tone for this exceptional home. You'll notice the timeless Suffolk design of natural oak internal doors leading to most of the ground floor rooms and providing access to the stairway.

Lounge

Step into the spacious primary reception room, well equipped with a television point, ample double sockets, ample space for furniture and soft seating and double glazed window.

Kitchen, Dining, Family Room

Towards the end of the central hallway, you'll discover the exceptional kitchen, dining, and family room. Double glazed patio doors provide vistas of the rear garden, and a full height double glazed window offers views to the front of the home. This versatile space features a television point, ample double sockets, room for a dining table and chairs, and additional soft seating.
The kitchen is a culinary delight, featuring rigid cabinetry from renowned UK based kitchen manufacturers, Symphony. You'll enjoy the convenience of soft closing drawers and doors, a composite granite sink, designer tap, integrated double oven, induction hob, extractor fan, microwave, fridge-freezer, and dishwasher. Plus, there's the option for new homeowners to choose their preferred kitchen details from a predetermined range, depending on the build stage.

Study

Connected to the main accommodation, or accessible through its own external entrance, you'll find a generously proportioned study that offers remarkable versatility, whether you seek a private workspace, a creative sanctuary, or a place for peaceful contemplation. A double glazed window provides a view to the front of the home.

Landing

As you ascend the stairway, adorned with an oak and glass balustrade, you'll arrive at the upstairs landing. It offers access to most of the first floor rooms and includes a handy linen storage cupboard.

Bedroom One

The delightfully spacious master bedroom is bathed in natural light and features its own private en-suite bathroom and dressing area. A double glazed window offers views to the front of the home, while ample double sockets, a television point, and generous space make it perfect for a double bed, drawers, and wardrobes.

En-Suite

Pass through the master bedroom into the private en-suite bathroom, featuring a roomy walk-in shower enclosure with glass doors, a modern towel radiator, a vanity unit, basin, taps, and WC from the premium British bathroom label, Roper Rhodes. The en-suite also boasts coordinating modern, natural stone effect wall and floor tiles and a double glazed window facing the rear garden. New homeowners may have the opportunity to personalise the en-suite with tiles and vanity unit colour options, depending on the build stage.

Bathroom

The main bathroom is elegantly equipped with a freestanding bath, modern towel radiator, a vanity unit, basin, taps, and WC, all from Roper Rhodes. The room features coordinating modern, natural stone effect wall and floor tiles, and, like the en-suite, new homeowners may have the opportunity to choose their preferred tiles and vanity unit colour options, depending on the build stage.

Bedroom Two, Three, and Four

These bright and spacious double bedrooms feature double glazed windows with views of the rear garden, ample double sockets, and adequate space for a double bed, drawers, and wardrobes.

Bedroom Five/Playroom

The generous fifth bedroom, situated on the ground floor, offers flexibility, doubling as a snug or games room. It's equipped with a television point, ample double sockets, and ample space for a double bed, drawers, and wardrobes. Double glazed patio doors offer views to the front of the home.

Utility Room

Accessed via the central hallway, the utility room features rigid Symphony cabinetry, a composite granite sink, and a designer tap. New homeowners have the flexibility to install their own freestanding undercounter appliances.

WC

A convenient WC, accessed from the central hallway, includes sanitaryware from Roper Rhodes and a vanity unit for added luxury.

Garage

A neatly presented attached garage with an up and over sectional electric garage door provides easy access from the front driveway. It's a versatile space with room for storage or for keeping certain sized vehicles.

Driveways and Gardens

To the front of the home, is a beautifully landscaped courtyard and a block paved driveway which offers private parking spaces. The fully enclosed turfed garden at the rear features a flagged patio and flagged paths around the perimeter. Additionally, there's outside mains connected electrical lighting, an outside tap, an outside electrical socket, and infrastructure for the installation of an EV car charging point.

Approximate internal area

203m2 (excl. garage)

Heating System

The home is heated by an environmentally friendly and energy efficient Samsung and Joule air source heating system, featuring underfloor heating with thermostatic control panels in each room. Modern insulation and double glazed windows contribute to energy efficiency, making it not only warmer and better for the environment but also reducing your heating costs.

Education

‘Manor Farm’ offers access to several excellent primary schools, ensuring a fantastic education for children. In order of proximity, you have Thursby Primary School, Rosley CofE School, Great Orton Primary School, and Wiggonby CofE School, all with a 'Good' Ofsted rating. The closest secondary school, Caldew School, also holds a 'Good' Ofsted rating, making it a convenient choice for the next stage of your child's education journey.

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; Pollard & Scott/Independent Mortgage Advisors – 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.

• Experience modern comfort in an energy efficient barn conversion
• Four spacious upstairs bedrooms, plus a flexible ground floor option
• Enjoy culinary delights with a beautiful British made kitchen and utility
• Elevate productivity in a dedicated study, perfect for remote work
• Indulge in contemporary luxury with stylish bathrooms and ensuites
• Crafted by an award winning Cumbrian builder, ensuring quality
• Immerse in tranquility within a peaceful exclusive courtyard near Carlisle
• Surround yourself with stunning local scenery for a serene backdrop
• Uncover rich history nearby, adding character to your surroundings
• Enjoy a home seamlessly combining quality craftsmanship with modern living