Kinkry Hill House, Roadhead, Carlisle, CA6 6NG

£395,000 Offers Over
Sold STC

Property Summary

* BEST AND FINAL OFFERS 08/06/22 *A very attractive detached family home set in a quiet, rural setting and extending to around 10 acres of predominantly woodland and garden. Sensitively restored throughout.

Property Features

  • Detached family home
  • Sensitively restored throughout
  • 4-5 bedrooms
  • Outbuildings with development potential (subject to planning consents)
  • Approximately 10 acres of woodland and garden
  • Quiet, rural setting

Full Details

Kinkry Hill House is a traditional detached former farmhouse of stone and slate construction, which has been extensively yet sensitively upgraded by the present owners.  The house has had major renovation work carried out over recent years, including a new roof, new floor and internal wall insulation, resulting in a fantastic Energy Performance rating of 89 (B) in 2018.  The property has been lime pointed and lime plastered to stay true to the heritage of the building and to maintain breathability and the house now offers comfortable, rustic living with a modern level of thermal comfort.


A timber double glazed door opens into a generous and welcoming reception hall with attractive stone flagged floor, storage cupboards housing plumbing for a washing machine and timber staircase rising to the first floor, with galleried landing above.  Located off the hall is the shower room, which comprises of a no flush composting WC, shower and wash hand basin. The spacious kitchen/dining room is the real heart of the home, with stone floor and wood burning stove.  There are a good range of kitchen units with solid wood surfaces, and ample space for a dining table and chairs.  

The sitting room is a lovely family space and enjoys a dual aspect with plenty of natural light, partly from a large feature arched window.  It is worth noting that this room has a breathable geocell floor. This large room offers beams to the ceiling, a wood burning stove and provides direct access to a useful study, which could be used for a variety of purposes such as an additional bedroom or playroom.

Upstairs there are four/five bedrooms.  The largest room is a fantastic space which could easily be split in half creating an additional room. Off this bedroom, which is presently used a craft/hobby room, is an open plan bedroom/study area with galleried landing above the hallway below.  All main first floor rooms boast lovely views over the garden, woodland and beyond.

It is worth noting that the ground floor benefits from underfloor heating throughout. 


A private driveway culminates in a parking and turning area for several vehicles. There are lawned gardens to the front and rear, with mature shrubs, bushes and trees, and to the rear of the house is a 16 bed no dig vegetable garden, timber garden shelter and wood store, a sunken trampoline and a 10m x 4m polytunnel. In addition, there is a static caravan which is not currently in use and an outhouse with oil boiler (disconnected) and plumbing for a washing machine. The mature woodland was planted between 2000 and 2003 and is predominantly mixed hardwood comprising Ash, Birch, Oak, Alder and others. The woodland has been managed for both amenity and ecology, and forest schools, John Muir awards and a permaculture course have been held here. There is a large chicken enclosure in the woods, the vendors previously ran Tamworth pigs here and they also have a current arrangement with a local beekeeper, which a future owner could continue if they wish. Planting to the woods and hedgerows by the current owner has provided more fruiting shrubs and trees and a wild array of wildlife is enjoyed at Kinkry Hill. Although not registered organic, the land and gardens have been chemical free since at least 2015. Within the courtyard are a range of traditional outbuildings. These comprise of a former bothy, garage, stable and former byre. Both the byre and bothy offer huge scope for development potential, subject to the relevant planning consents.

Services: Kinkry Hill House is serviced by mains water and electricity, and private septic tank.  The heating system (underfloor heating, radiators and hot water) is powered by wood and the sun (there are options to add other heat sources to the system if a purchaser wanted to adapt it). The property benefits from two woodburning stoves and double glazed wooden windows throughout.  There is also a 4kW solar PV array, which provides all hot water during the summer months. 


Local Authority: Carlisle City Council, Civic Centre, Carlisle CA3 8QG. Tel No: 01228 817000.

Council Tax: Kinkry Hill House is within Carlisle City council tax band D.

Solicitors: TBC

Fixture and Fittings: All standard fixtures and fittings are to be included in the sale.

Easement rights, burdens and wayleaves: The property is sold subject to all existing easement rights, burdens, reservations and wayleaves, including rights
of access and rights of way whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations
or not. The Purchaser(s) will be held to have satisfied themselves as to the nature of such easement rights and others.

Viewing: Strictly by appointment only through the sole selling agents, C&D Rural Tel: (01228) 792299.

Website and Social Media: Further details of this property are available to view on our website For updates and the latest properties like us on and Instagram on @cdrural.

Money Laundering Obligations: In accordance with the Money Laundering Regulations 2017 the selling agents are required to verify the identity of the purchaser at the time an offer is accepted.

Offers: The property is offered for sale by Private Treaty. Offers should be submitted to the Selling Agents. All genuinely interested parties are advised to note their interest with the Selling Agents immediately after inspection.

C&D Rural work with preferred providers for the delivery of 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 C&D Rural will receive a referral fee: PIA Financial Solutions – arrangement of mortgage & other products/insurances; C&D Rural will receive a referral fee of £50 per mortgage referral.  Figures quoted are inclusive of VAT