Battlebarrow, Appleby-In-Westmorland, CA16 6XT

A Delightful and Well-Presented Cottage in the Heart of Appleby-in-Westmorland Well located within the historic and well-served town of Appleby-in-Westmorland, and within close proximity to local amenities and transport links, this charming cottage is presented in excellent order throughout and offers thoughtfully arranged, versatile accommodation.

The property is entered via an entrance porch with a useful cloaks area, leading through to the welcoming front-aspect living room.

This characterful space features a gas fire as a focal point, an understairs nook, and stairs rising to a half-landing.

An opening leads through to an inner hall, which provides access to the kitchen and the second bedroom/dining room.

Positioned to the rear of the property, the second bedroom is a light and versatile room, currently utilised as a spacious dining room and snug.

This adaptable space could serve a variety of purposes to suit a new owner’s needs. Also located to the rear, the kitchen enjoys an external door providing access to the side of the property.

It has been fitted with a range of wall and base units, topped with complementary work surfaces and tiled splashbacks.

A stainless-steel sink with drainer and mixer tap is in situ, alongside open shelving.

Integrated appliances include an eye-level double oven, hob and extractor fan, with space available for a free-standing fridge/freezer, washing machine and an additional under-counter appliance.

The wall-mounted boiler is also located within the kitchen. Returning to the living room, two shallow steps lead to a half-landing where access is granted to the upgraded shower room.

This room comprises a three-piece suite including a WC, basin set within a vanity unit and a walk-in shower with electric shower fitted.

Stairs continue from the half-landing to the first-floor landing, where doors lead to the principal bedroom and the family bathroom.

The well-proportioned principal bedroom benefits from bespoke fitted wardrobes, with a low-level door providing access to eaves storage.

The bathroom is fitted with a three-piece suite including a WC, basin and bath, and is complemented by a fitted wooden storage unit.

Externally, the property continues to impress with driveway parking for two vehicles, a single detached garage with electricity connected, and a charming arrangement of outdoor spaces.

These include a front garden, side yard and a low-maintenance patio garden, providing ample seating areas to enjoy warmer evenings.

A delightful home in a highly desirable location, offering charm, practicality and convenience — early viewing is strongly recommended.

EPC Rating: C Entrance Porch   1.12m x 1.66m Living Room   3.15m x 4.62m Dining room / Bedroom 2   3.44m x 2.6m Kitchen   2.74m x 3.71m Shower Room   2.43m x 1.64m Landing   1.68m x 1.07m Bedroom 1   3.15m x 4.46m Bathroom   3.93m x 1.71m Garage   6.12m x 3.08m Services   Mains electricity, gas, water and drainage.

Gas fired central heating and double glazing installed throughout.

Please note: measurements are approximate so may reflect the maximum dimensions and the mention of any appliances/services within these particulars does not imply that they are in full and efficient working order.

Directions   The property can be located by using What3Words - ///endearing.steer.bunk or via the Post Code CA16 6XT.

Referrals and Other Payments   PFK works with preferred providers for services relating to buying or selling property.

These providers offer competitive pricing, but you are under no obligation to use them and are free to choose alternatives.

If you do use these services, PFK may receive a referral fee as follows (all figures include VAT): • Conveyancing (Napthens LLP, Bendles LLP, Scott Duff & Co, Knights PLC, Newtons Ltd): £120 to £210 per completed sale or purchase.

• Auction – If you decide to sell your property via Auction House Cumbria following our introduction, the average referral fee earned for 2025 was £2,398 and is dependent on the final sale price.

• Financial Services (Emma Harrison Financial Services): average referral fee of £221 in 2024 for arranging mortgages, insurance, and related products.

• EPC and Floorplans (M & G EPCs Ltd): £35 for EPC & Floorplan, £24 for EPC only, £6 for Floorplan only. • Anti-Money Laundering (AML) Checks (via Landmark): between £8.50 and £15.50.

Parking - Garage