High House Farm - Lot 1, Gawthrop, Sedbergh, Cumbria

TO BE SOLD BY PUBLIC AUCTION AT SEDBERGH PEOPLE’S HALL, HOWGILL LANE, SEDBERGH, LA10 5DQ ON THURSDAY 9TH OCTOBER 2025 AT 2:30pm A peaceful and traditional upland hill farm accessed via a private hardcore track, located within the centre of the Yorkshire Dales National Park.


The property comprises a historic, three-bedroom farmhouse, in need of full renovation and modernisation, set within a small range of stone-built farm buildings which benefit from development potential, subject to the necessary consents. Grade 4/5 agricultural grazing meadow and allotment land.

Extending in total to circa 229.91 acres (93.04 hectares). For sale in Four Separate Lots.

Property Description
High House Farm presents a rare opportunity to purchase a scenic hill farm within the Yorkshire Dales National Park. In the centre of the steading lies a Grade II Listed, three-bedroom farmhouse, full of character and original features. The property is in need of complete renovation and is currently in an uninhabitable condition. The sale presents an excellent opportunity for those looking for a rural lifestyle, or to expand their existing farming enterprise. The farmhouse is surrounded by traditional stone-built agricultural buildings and benefits from circa 229.91 acres (93.04 hectares) of meadow and pastureland, ideal for livestock grazing and with potential for providing an income from environmental schemes.

Farmhouse, Buildings and Land Extending to 65.09 ac (26.34 ha).
Guide Range: £550,000- £600,000
Comprising a historic Grade II Listed, three-bedroom stone-built farmhouse dating to 1687 which is in need of complete renovation. Set within a range of traditional, stone-built agricultural buildings, providing agricultural storage and livestock housing. Good quality meadow and pastureland extending to 65.09 acres set within a ring-fence surrounding the farm steading.

Lot 1 is accessed via a Right of Access over the hardcore track running through the adjoining farmland and abutting the Stone Rigg Outrake Highway.

Directions
Travelling from the M6, taking junction 37, head south-east on the A684 towards the Old Scotch Road until you reach Sedbergh. Take a right onto Busk Lane for approximately 0.5 miles. At the T-Junction, turn right on Loftus Hill. Continue along this road onto Moser Hill Brow, then onto Hall Road, taking the first right over Barth Bridge. Continue on this road for 0.3 miles, then take the first right onto Brackensgill Lane down into Gawthrop. Turn left onto Stone Rigg Outtake which is signposted to Barbon and Kirkby Lonsdale. Continue along this road for approximately 0.5 miles, then the entrance to the hard-core track is on your left.

Location
High House Farm lies in the Yorkshire Dales National Park, about a mile south of Gawthrop, approximately five miles south-east of Sedbergh. Situated in the county of Cumbria, High House Farm benefits from excellent transport links to the Lake District. Accessed via a private hardcore track, the property benefits from a rural position, overlooking the picturesque Yorkshire Dales Countryside.

Grid Reference: SD
What3words: loosens.stale.warp

Outside
AGRICULTURAL LAND
Lot 1 is offered with approximately 65.09 acres (26.34 hectares) of permanent pasture which lends itself to being used for hay meadow and grazing for pasture. The land lies within a practical, ring-fence around the farmhouse and steading.

Lot 1 benefits from a right of access across third-party land, which leads directly into the farm steading. The land is accessed from a Right of Access over the hardcore track, then on a field-by-field basis. The Right of Access can be seen hatched black on the Sales Plan.

The land is classified as a mixture of DEFRA’S Grade 4 and 5 agricultural land. The land benefits from a natural water supply from the various springs and gills running through the property. Included within Lot 1 is a small area of deciduous woodland extending to 4.30 acres (1.74 hectares).

There is a public footpath down the access track into High House Farm, this runs from Barbondale Road towards Dent.

Lot 2
Land Extending to 63.70 acres
Guide Range- £125,000- £150,000
Lot 2 comprises of an extensive block of permanent pasture extending to 63.70 acres (25.78 hectares). The land is designated as rough allotment land; however, it still provides a considerable area for livestock grazing.
The land within Lot 2 benefits from a Right of Access from the Bridleway, situated to the south of the block of land. This Right of Access is shown hatched red on the Sale Plan. Lot 2 is watered by a natural supply from High Lathe Gill which runs centrally through the allotment.

Lot 3
Land Extending to 41.56 acres
Guide Range- £80,000- £90,000
Lot 3 is a singular block of allotment land extending to 41.56 acres (16.82 hectares) positioned to the south-west of the farm steading, as shown on the enclosed sales plan. The block of land lies separate, as shown on the enclosed sales plan.
The land benefits from a Right of Access from the Bridleway, which lies along the northern boundary of Lot 3. This Right of Access can be seen hatched red on the Sales Plan. The land is bordered by traditional, dry-stone walls which enables the land to be in a stock-proof condition.

Lot 4
Land Extending to 59.55 acres
Guide Range- £70,000- £90,000
Lot 4 is a further parcel of allotment land that sits on a fell, extending to 59.55 acres (24.10 hectares) which lies to the west of the main farm steading. Lot 4 benefits from roadside access off Barbondale Road, Barkin Beck runs along the bottom of the fell, providing a natural water supply to stock.
Much of the higher extent of the land is designated Countryside Rights of Way Act 2000 Open Access Land.

Services
Mains, single-phase electric supply. Private water supply from spring, but neither of these services have been tested. Private domestic drainage, however, it is assumed that this septic tank is non-compliant with the General Binding Rules 2020. There is currently no central heating system at the property, a number of the reception rooms and bedrooms benefit from open fireplaces.
Standard construction.
There is private off-road vehicle parking.

Auction General
General Information and Stipulations
The following Stipulations where applicable shall be deemed as Special Conditions of Sale. In the event of any variance between the Stipulations and the Special Conditions of Sale then the latter will prevail. Purchasers will also be deemed to have had full notice of the Stipulations and the Special Conditions of Sale and the same will not be read out at the time of sale. The Special Conditions of Sale may be inspected at the Auctioneer’s Offices and also the offices of the Seller’s Solicitors FOURTEEN days prior to the sale.
N.B Prospective purchasers are requested to contact the Seller’s Solicitors to discuss legal matters pertinent to the Sale Contract and documentation.

Solicitors
Michael McGarry, McGarry & Co Solicitors.

Tenure
Freehold. Vacant possession upon completion.
The date fixed for completion is FRIDAY 7th NOVEMBER 2025 or earlier by mutual agreement.

Boundaries
The ownership and maintenance responsibilities of the external boundaries are unknown, prospective parties are therefore to make their own enquiries and accept the position.

Sale Plan
The Sale Plan has been prepared by the Auctioneers for the convenience of prospective purchasers. They are deemed to be correct with any error, omission or misstatement shall not affect the sale. The purchasers must satisfy themselves as to its accuracy.

Method of Sale
The property is to be sold by Public Auction, as described in these particulars. The property is to be offered in separate lots, then interested parties will have the ability to bid on lots 1 & 2 together.

The seller reserves the right to amalgamate, withdraw, or exclude any of the property shown at any time or generally amend the particulars or order of sale.

Local Authority Westmorland and Furness Council. Tel no: .

Viewing
The land can be viewed at any time with a set of the particulars. Set viewing days for the farm steading. Wednesday 10th September 2025 (11am-1pm). Saturday 20th September 2025 (12:30pm- 2:30pm). Thursday 25th September 2025 (1pm-3pm). Interested parties must book an appointment to view the house and buildings prior to the viewing dates. Please contact our Staveley Office on , Option 3. Parties wishing to view the house and steading are advised to access either via a 4x4, foot, or arrangements can be made to chauffer parties to the property.

Stewardship Schemes
There are no known Stewardship Schemes in place.

Sporting and Mineral Rights
Included in so far as we are aware.