Barn Court Cottage, Grayrigg

Barn Court Cottage is a beautifully appointed stone-built barn conversion forming part of the historic Simgill Farm, believed to originate from the original Simgill farmhouse, cart house and byre, dating back to the 1530s. Rich in heritage and thoughtfully rebuilt in 2008/9 for modern family living, the property successfully combines period character with contemporary comforts, creating a home of both distinction and warmth. Occupying a peaceful position within a picturesque rural hamlet beyond the charming village of Grayrigg, the setting offers a rare balance of countryside tranquillity and practical accessibility.

Surrounded by open fields and rolling countryside, the property enjoys an exceptional natural environment where wildlife forms part of everyday life. Hares and deer are frequently seen roaming the surrounding land and grounds, adding to the idyllic setting and creating a true sense of rural escape. A public footpath runs down the side of the driveway and detached garage, providing direct access to wonderful countryside walks almost from the doorstep, opening onto far-reaching views towards Lakeland fells including Benson Knott and Whinfell. On clear days, the striking silhouette of the Howgill Fells can also be appreciated from the garden.

Despite its peaceful setting, the property remains conveniently positioned for access to the market town of Kendal and the historic town of Sedbergh, both offering a range of amenities, independent shops, cafés and leisure facilities. Junction 37 of the M6 is within easy reach, making the property ideal for commuters and those wishing to enjoy excellent transport connections. The area is also well served by highly regarded local schools, making the property particularly appealing for families seeking a countryside lifestyle without compromising on everyday convenience.

The accommodation has been tastefully modernised throughout whilst retaining a wealth of character and architectural appeal, including impressive feature windows and exposed timber detailing. Internally, the property offers four well-proportioned bedrooms, two reception rooms, three shower/bathroom facilities, generous outside space, a detached garage and ample off-road parking.

Approached via the driveway, steps rise to an attractive flagged patio positioned to the front of the living room, with pathways continuing around the property. To the front, an oak-framed entrance porch, added in 2023, provides a striking first impression. Beautifully crafted with substantial exposed oak timbers and glazed side panels allowing an abundance of natural light, the space is centred around a contemporary vertically boarded entrance door finished in a contrasting studio green tone. The porch creates an attractive and practical entrance area with space for coats and footwear. The welcoming entrance hall provides access to the ground floor accommodation and staircase to the first floor, with useful under-stair storage and additional coat hanging space.

The living room is a bright and inviting space centred around a charming log-burning stove set upon a slate hearth with a characterful timber mantel above. Dual aspect windows, together with large patio doors opening onto the side terrace, allow natural light to flood the room and create a seamless connection with the outside space, making it particularly enjoyable during the warmer months.

The dining room offers a versatile reception space, equally suited as a formal dining area, reading room or additional sitting room. A striking arched feature window with timber detailing creates an attractive focal point and fills the room with natural light, this window was once the doorway to the cart room, where the cart for the horse was stored. A feature panelled wall adds further character and warmth.
Located opposite is the ground floor shower room, fitted with a walk-in shower incorporating an overhead and handheld attachment, WC and vanity wash hand basin with storage beneath, complemented by tiled walls and flooring and a rear aspect window.

Steps lead through to the kitchen, fitted with a range of wall and base units and offering space for informal dining. The kitchen includes an integrated Rangemaster Nexus electric range cooker with induction hob and extractor above, integrated dishwasher, microwave, sink and drainer unit and decorative tiled splashbacks. Windows provide excellent natural light and countryside outlooks, specifically the full-length window, which was once the front door to the property. A doorway leads through to the utility area, which provides plumbing for a washing machine, space for a fridge freezer, additional storage and access to the rear garden.

The staircase rises to the first-floor landing where a striking full-height arched feature window creates a particularly impressive architectural feature. Flooding the stairwell with natural light and framing views across the gardens and surrounding countryside beyond, the window enhances the sense of space and height throughout this part of the home. A useful airing cupboard positioned on the landing houses the hot water cylinder and provides practical drying and storage space.

Bedroom one is a spacious double room with fitted bespoke wardrobes and drawers together with a well-appointed en-suite shower room comprising WC, wash hand basin, heated towel rail and walk-in shower. Bedroom Four, currently utilised as a study, benefits from a front aspect window and offers excellent flexibility, whilst comfortably accommodating a double bed if required. Bedroom Three is another generously proportioned double bedroom enjoying a front aspect window providing good natural light. Bedroom Two is a spacious double room with a front aspect window and fitted wardrobes with mirrored doors, creating practical storage whilst maximising the sense of space.

The family bathroom is fitted with a four-piece suite comprising a panelled bath, corner shower cubicle, WC and wash hand basin, together with fitted storage and a side aspect window enjoying views towards the surrounding landscape.

Externally, the property continues to impress. The generous rear garden is surrounded by established planting and mature shrubbery, with flagged patio areas extending around the property and providing excellent spaces for outdoor seating and entertaining. Beyond the garden, views stretch across the surrounding countryside and fells. A useful shed and attached gazebo create a sheltered seating area and additional storage space, with power connected. To the rear can also be found access to the shared spring water tank and dedicated biodigester system, while a charming stream flowing from the fells runs beyond the lower landscaped sections of the garden.

Positioned at the lower end of the driveway, the detached garage benefits from side windows, an up-and-over door and power supply, and also houses the property's water filtration system. The oil-fired boiler is located externally, to the side of the property.

Properties of this nature and setting rarely become available, combining historical significance, beautiful countryside surroundings and spacious family accommodation in a highly sought-after location. Conviniently located between the Yorkshire Dales and Lake District National Parks, Barn Court Cottage is likely to appeal to families, those seeking a lifestyle move, and buyers looking for a character home with excellent accessibility and access to the outdoors. Early viewing is strongly recommended to fully appreciate both the quality of accommodation and exceptional setting on offer.

Accomodation with approximate dimensions:

Ground floor

Entrance porch

Entrance hall

Living room 17' 8" x 19' 0" (5.4m x 5.8m)

Dining room 8' 6" x 15' 8" (2.6m x 4.8m)

Shower room

Kitchen 17' 4" x 10' 5" (5.3m x 3.2m)

Utility 4' 7" x 6' 6" (1.42m x 2m)

First floor

Cupboard

Bedroom one 12' 4" x 11' 5" (3.77m x 3.5m)

Bedroom one en-suite

Bedroom four 12' 9" x 10' 5" (3.9m x 3.2m)

Bedroom three 11' 5" x 9' 6" (3.5m x 2.9m)

Bedroom two 9' 6" x 11' 9" (2.9m x 3.6m)

Bathroom

Garage

Property Information

Parking: Garage & off-road parking.

Tenure: Freehold

Services: Mains electricity, oil central heating, private spring water and biodigester drainage system.

Council Tax Westmorland and Furness Council Tax Band: F

Energy Performance Certificate: The full Energy Performance Certificate is available on our website and also at any of our offices.

Viewings: Strictly by appointment with Hackney & Leigh.

What3Words & Directions ///resembles.jeeps.strikers

Leaving the market town of Kendal by way of the A685 head towards Tebay. Follow the road along into the village of Grayrigg, continuing through the village, continue for 0.6 miles then turn right towards Lambrigg, continue for 0.6 miles then turn right again, continue down the road for 0.2 miles and Barn Court Cottage is at the end.

Anti-Money Laundering Regulations Please note that when an offer is accepted on a property, we must follow government legislation and carry out identification checks on all buyers under the Anti-Money Laundering Regulations (AML). We use a specialist third-party company to carry out these checks at a charge of £60.00 (inc. VAT) per individual or £50.00 (incl. vat) per individual, if more than one person is involved in the purchase (provided all individuals pay in one transaction). The charge is non-refundable, and you will be unable to proceed with the purchase of the property until these checks have been completed. In the event the property is being purchased in the name of a company, the charge will be £150 (incl. vat).

Disclaimer: All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be accepted for any loss or expense incurred in viewing or in the event of a property being sold, let, or withdrawn. Please contact us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of their accuracy is given, nor do they form part of a contract. *Broadband speeds estimated and checked by https://checker.ofcom.org.uk/en-gb/broadband-coverage on 19.05.2026.