Waternook, Howtown, Penrith, Cumbria, CA10 2ND | Property for sale | Savills
25.98 Ac(10.51 Ha)
Guide price £6,000,000(€7,052,820)

WaternookHowtown, Penrith, Cumbria, CA10 2ND

    Key features

    • Waternook, six bedroom principal property finished to the highest standard
    • The Great Barn, four bedroom unique open plan barn conversion
    • Renovated boathouse and jetty
    • Grassland and woodland
    • Ullswater shoreline totaling over 825 meters
    • Stunning private position and spectacular views
    • In all about 25.98 acres (10.51 Hectares)


    About this property

    • Situation
      Waternook is superbly situated in the heart of the Lake District, beside the south shore of Ullswater and close to the hamlet of Howtown and Hallin Fell. The property sits in a sheltered, private position with extensive lakeshore and uninterrupted lake views across to Watermillock and the spectacular Lakeland Fells.

      There are excellent transport connections, being close to the A66, only 10 miles from Penrith, the M6 motorway and the West Coast mainline, with regular services to London, some in under 3.5 hours. There is an onsite helipad and Carlisle Lake District Airport (privately chartered flights only) is 33 miles to the north, the commercial airports of Newcastle and Manchester are 82 miles and 115 miles respectively.

      Waternook is a wonderful example of a residential Lakeland estate complete with principal house, superb barn, farmland, woodland and boathouse on the southern shore of Ullswater. The property includes an extensive area of beach and lake frontage running to over 825 meters. The current owners have significantly renovated, extended and improved the property creating outstanding living spaces, in all the property extends to about 25.98 acres in all.

      Waternook sits away from the road at the conclusion of a private drive which meanders alongside Ullswater, with terraced lawns, shrub borders and mature trees surrounding. The property sits in a very sheltered setting with parking area to the east, beyond this are tiered gardens and a sun terrace with the most fantastic lake views.

      The property is a typically traditional stone built farmhouse dating back to the 17th Century, which has been significantly extended and is now finished to an exquisite standard. Ground floor accommodation comprises entrance porch, sitting room with log burning stove, high specification kitchen / dining room with panoramic views and doors to the outside terrace, bespoke cinema room, boot room, WC and washbasin. This floor also includes a bedroom with ensuite, spa with Laconium, bar area and further shower room with WC. The first floor accommodation extends to five bedrooms, all ensuite, with the highest quality fixtures and fittings. The property has fully integrated SONOS media system with KEF speakers, electric gates and all the latest technology and efficiency standards including a woodchip biomass boiler (with RHI payments) and underfloor heating throughout the ground floor.

      The Great Barn
      The Great Barn sits down from Waternook and forms part of the wider residential property complex. The property is a superb and unique development, cleverly arranged to maximise the space and provide a wonderful central open plan living and entertaining space.

      This is again a traditional stone construction developed from a former barn and includes a significant outside terrace overlooking the lake. Internal accommodation includes an outstanding large open plan living space, with library, and mezzanine above. A modern and contrasting kitchen is centrally located, linking well to the living space. The dining room also flows from the kitchen and includes bi-fold doors, with magnificent lake views. Divided across the ground and first floor are four unique bedroom suites, which are arranged to utilise the space and include some wonderful features such as exposed beams, stonework and oak floors.

      Both residential properties are currently let for holiday use throughout the year, winning numerous prestigious awards including a Visit England 5 Star Gold Award, Winner of the Condé Nast Johansens Award for Excellence, a Visit England ROSE Award for service excellence. A purchaser could continue with this arrangement on all or part of the property, depending on their own personal requirements. The properties are occupied together as one landmark home in a sought after setting.

      The Boathouse
      The boathouse is a rare and much desired addition to the property and lies within Howtown Wyke, a sheltered bay of Ullswater. A short track leads north to the boathouse from Waternook. The building is in good condition having been re-pointed and block wall added to providing additional strength, outside is a significant timber jetty. The building currently provides covered storage for boat equipment however, subject to necessary consents, this could be repurposed to provide some form of further accommodation or entertaining area. A purchaser may look to further commercialise this arrangement or instead reserve the area for private use.

      Land, Woodland and Lakeshore
      The land surrounds the property and provides exclusivity, amenity and significant lake access. The land is generally level and flanks the slopes of Hallin Fell, the extent of wooded lakeshore and beach runs to over 825m, which is extremely rare. The land provides the most outstanding panoramic Ullswater views.

      View payable Stamp Duty for this property

    Additional information

    • Tenure - The freehold is offered for sale subject to a summer grazing agreement over the farmland and pre-existing holiday
    • bookings. All are short term commitments and easily terminable should a purchaser wish. The associated website and branding will be included in the sale:
    • https://www.waternookonullswater.com/
    • Floorplans - Full virtual tours and Matterport floorplans are available for both properties via the weblink above.
    • Fixtures, fittings and furniture - All items normally designated as fixtures and fittings are specifically excluded from the sale, however may be available by separate negotiation.
    • Rights of Way, Easements & Wayleaves - The property is sold subject to, and with the benefit of all existing wayleaves, easements and rights of way, public and private whether specifically mentioned or not. A public footpath follows part of the access drive away from the residential properties.
    • Services - Mains electricity, private spring water supply, and private drainage system.
    • Local Authority - Westmorland & Furness Council, Town Hall Corney Square, Penrith, Cumbria, CA11 7QF.
    • Planning Authority - Lake District National Park Authority, Murley Moss, Oxenholme Road, Kendal, LA9 7RL
    • Designations - The property lies within the Lake District National Park World Heritage site.
    • Flooding - The boathouse flooded in 2015 during an extreme weather event.
    • Subsidies and Grants - We have no knowledge of any subsidy or grant scheme.
    • Sporting & Fishing Rights - The sporting and fishing rights are included in the sale insofar as they are owned.
    • Mineral Rights - The minerals rights are included in the sale insofar as they are owned.
    • Business Rates - The properties are currently assessed for business rates as one unit, the April 2023 rateable value is £34,750.
    • Energy Performance Certificates - Waternook: D, The Great Barn: C
    • Solicitors - Burnetts Solicitors LLP, 3a Lakeland Business Park,
    • Lamplugh Road, Cockermouth, CA13 0QT.
    • Method of sale - The property is offered for sale by private treaty as a whole. All prospective purchasers are encouraged to register their interest with the selling agents.
    • Viewing - Strictly by appointment through the selling agents Savills. Tel: 01904 617800.
    • Post Code - CA10 2ND (nearest)
    • what3words location - ///villa.glossed.nesting
    • Health and Safety - Given the potential hazards we would ask you to be as vigilant as possible when inspecting for your own personal safety, in particular around open water.
    • EPC Rating: D
    • Tenure: Freehold
    • Council Tax Band: TBC