2 Highfield House, Hawkshead Hill, Hawkshead, Cumbria, LA22 0PN

Description A beautifully presented, spacious 3 bedroomed, luxury ground floor apartment with stunning panoramic Lakeland fell views and being close to Hawkshead village. 2 Highfield House has its own private garden and patio seating area as well as having the enjoyment of the immaculate communal gardens creating a haven for those who appreciate the relaxation that peaceful surroundings can create. It really is a must see property!

Highfield House dates from 1874, once a country house hotel it was converted in 2003/4 to provide five luxury apartments of distinction. This lovely bright ground floor home is both right up to date, yet is still refined and welcoming, and is beautifully located to take full advantage of the stunning surrounding scenery.

The attractively presented communal porch and hallway set the tone for the property, being both elegant and homely. The private hallway (with its two spacious storage cupboards) leads to an impressive bay fronted sitting room, fantastically light and enjoying the most superb fell views. With high ceiling adding to the sense of spaciousness, a glazed external door leading to the expansive patio, and a luxuriously wide window seat this is truly perfect for relaxing, gathering with friends and family and taking in those amazing panoramic views. The kitchen area has stylish wall and base units (with soft close feature) with complementary work surface and inset stainless steel sink and a half unit. Superbly equipped with integrated AEG appliances including a gas 5 ring hob with extractor hood over, electric double oven, microwave, fridge, and freezer, there is also ample space to dine - ideal for entertaining friends and family.

The generous main bedroom is bright and light with glazed patio doors to the private garden at the rear. Benefitting from two integrated double wardrobes there is plenty of clothes storage space. The ensuite shower room has tiled walls and floor and a three piece suite comprising a shower cubicle, wash basin set within a vanity style unit, and WC. There is also a heated ladder style towel rail/ radiator. Both this and the house bathroom benefit from underfloor heating - a treat for bare feet!

Of the further two bedrooms, one is a dual aspect double with integrated wardrobe and enjoying garden views, whilst the second is set up as a twin and would equally be suited as a home office for those lucky enough to work from home, though the fell views from this room may prove a distraction.

The house bathroom is both elegant and stylish with beautiful high ceiling, and tiled walls. Having a three piece suite comprising a panel bath with a shower over, a wash basin set above a vanity style unit, and a WC.

The apartment benefits from shared use of the cellar below the main building (accessed externally) including a private cellar room, an excellent storage facility for bikes, canoes etc.

Whilst the private gardens and patio area afford privacy and space, beyond lies delightful communal grounds which provide a haven of peace which are much loved by fellow residents and local wildlife alike. The gardens and grounds provide a colourful foreground all year round with the magnificent backdrop of the valley below and the dramatic fells which surround it.

The apartments at Highfield House cannot be commercially let for holidays, thus providing a high level of peace and tranquillity for those lucky enough to either live here or to enjoy this delightful property as a haven for relaxation at weekends and / or holidays. This is a superb opportunity not to be missed.  

Location Beautifully located in what may be termed the centre of a triangle formed by Coniston Water, Esthwaite Water and Tarn Hows, Highfield House has the most dramatic of panoramic views.

The location allows for immediate access to the delightful surroundings of pretty Hawkshead village to the east, Tarn Hows to the north and Grizedale Forest to the south without even having to get into the car. Also within easy reach are the Langdales and Duddon Valley. 

Accommodation (with approximate dimensions)  

Entrance Porch  

Entrance Hall  

Private Inner Hall  

Open Plan Living Space  

Sitting Room 22' 1" x 13' 1" (6.73m x 3.99m)  

Dining Kitchen 14' 0" x 9' 11" (4.27m x 3.02m)  

Bedroom 1 20' 3" x 10' 7" (6.17m x 3.23m)  

Ensuite Shower Room  

Bedroom 2 13' 1" x 11' 10" (3.99m x 3.61m)  

Bedroom 3/ Study 9' 10" x 8' 10" (3m x 2.69m)  

Bathroom  

Cellar 9' 5" x 8' 7" (2.87m x 2.62m)  

Property Information  

Directions Leave Ambleside on the A593 heading towards Coniston, turning left over the River Brathay onto the B5286 signposted for Hawkshead. After approximately 3 1/2 miles take the turning on the right signposted Hawkshead Hill and Coniston. Proceed up the hill and take the first turning left into the driveway for Highfield House (immediately opposite the sign for Hawkshead Hill). The parking for Apartment 2 is to the side of the building towards the far end of the driveway.  

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Services The property is connected to mains gas, electricity, and water. Drainage is to a shared septic tank with Highfield Cottage. 

Council Tax Westmorland and Furness District Council - Band F 

Tenure Leasehold - The lease is for 999 years from 1/1/2004. ( interestingly, the peppercorn rent is one red rose per annum if demanded !!)

Each of the owners being a member of the Management Company which owns the Freehold. The annual service charge for 2024/25 is £3,600 per annum, Building Insurance is £824 per annum, and a contribution to the sinking fund is £1,200 per annum.

Ideal as a permanent home, or used as a private holiday home, this property cannot be commercially let as a holiday home so giving the apartment a great degree of privacy and seclusion, along with peace and quiet.

(Dogs are allowed only by specific pre agreement of the other owners.) 

Viewings Strictly by appointment with Hackney & Leigh Ambleside Office. 

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

Anti Money Laundering Regulations (AML) 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 £42.67 (inc. VAT) per individual or £36.19 (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 £120 (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 on 3rd March 2025.