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Noel Botha

Member since: 2009
Speaks English

Beautifully appointed barn conversion with great views close to Hawkshead

28 Reviews
Bedrooms 4
Property type barn
Minimum Stay 3 - 7 nights

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Photos and Description of this 4 bedroom holiday barn in England - Rose Barn, Outgate

3 bedroom property to sleep 6 (plus cot) with stunning master bedroom.

Rose Barn welcomes you with a spacious entrance hall with luxurious underfloor heating - ideal for drying off your outdoor gear. On this level there are two bedrooms, one double and one twin, both beautifully styled with quality furnishings and co-coordinating fabrics. To serve these two bedrooms is a high quality contemporary shower room with power shower, WC and basin.

On the first floor is the very well equipped kitchen with granite worktops and rear door leading on to the patio for outdoor dining. From the kitchen enter through a glass door to the attractive lounge/dining room with leather sofas, modern wall mounted gas fire, wide screen TV, DVD with a selection of DVDs and music system and picturesque countryside views from the deep set windows. Wifi available.

On the second floor is the master bedroom suite with a 5 foot king-size bed, TV, character vaulted ceiling and additional seating - ideal for a quiet read. Adjacent is the en-suite, refurbished in 2010, with a shower, bath, basin and toilet.

More Details
  • Long-term Renters Welcome
  • children welcome
  • non smoking only
  • pets not allowed
  • wheelchair inaccessible
Noel Botha (Owner)
Member since: 2009
Speaks English

About Noel Botha

Rose Barn is owned by Alison, Darren, Noel and Stuart who have been friends for over 10 years, and business partners for the same period. We bought the property as we love the Lake District and wanted to have somewhere we could go with our family and friends to get away from work and the stresses of daily life. We use Rose Barn regularly ourselves and continue to appreciate the beauty and tranquillity of the Lakes.

Noel Botha purchased this barn in 2006

Why Noel Botha chose England

We looked at many, but Rose Barn was the perfect location, and finished to a high quality with all the amenities we required - and therefore we knew would be attractive to our guests.

What makes this barn unique

Views and walks direct from the property, walking distance to a pub and great central location to access all parts of the Lake District.


based on 28 holidaymaker reviews

Beautifully appointed barn conversion with great views close to Hawkshead
average rating of 4.964286 based on 28 reviews
Manchester, England

Rose Barn Review

  • 5 of 5

We were all so very relaxed and comfortable in this lovely accomodation. It was very well appointed, clean and welcoming. We did lots of research before we settled on Rose Barn and we were not disappointed. There was plenty of room for all six of us (four teenagers and two adults) and no fighting over rooms as they were all super. Having the top floor as a sort of private retreat is inspired. There are places of interest near-by and lots of helpful recommendations in the visitors book and plentiful leaflets. Only 400 metres or so to the local pub which was warm and friendly and served good but not fancy food. Lots of snow, walking, drinking, eating and fun for everyone. A great place to unwind. Hoping to visit again soon.

  • Review Submitted: Feb 4, 2010
  • Date of Stay: Dec 2009
  • Source: HomeAway
Owner's Response: Its so nice to hear that our guests continue to enjoy Rose Barn, and the local pub! The footpath down to the pub has been recently reopened, and we put it to good use ourselves when we were up there this weekend.
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3 0

The best place we have rented throughout Cumbria

  • 5 of 5

Clean, spacious and excellent value for money. We have holidayed all over Cumbria and as a family were all in agreement that this property outstripped all our previous rental properties. We have used all the recognisable companies that the District has to offer and Rose Barn was by far the best. The booking process direct with the owners was trouble free. On our arrival the place was immaculate throughout and we simply have no complaints on any front. It gives you easy access to Hawkshead, Ambleside and the Windermere Ferry. As fellwalkers it gave us direct access to the Langdales and the Southern Fells. Cannot recommend Rose Barn enough. Just book it. Don't worry about anything. It will be everything that it is described as being. We will be back and we have never done that before. We are very fussy.

  • Review Submitted: Aug 31, 2015
  • Date of Stay: Aug 2015
  • Source: HomeAway
Owner's Response: We are delighted that others enjoy Rose Barn as much as we do. We look forward to welcoming you back.
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0 0

Great location, fabulous walks from the doorstep.

  • 5 of 5

Accommodation was perfect for our week long holiday - 4 teenagers with us so wifi was a bonus! Pubs in Outgate and Hawkshead were great for food. However, the kitchen was very well equipped which meant we could spend time together in the cottage.

Rose Barn was exactly as described and the photographs gave a true representation of the property. The owners were helpful from the initial enquiry right through to returning the deposit. Directions to the property were easy to follow and information about local amenities was very useful.

Teenagers loved the zip wire trek at Grizedale Forest (book ahead as it's cheaper) and hiring canoes from Low Wood Bay.

Make sure you take a walk around Tarn Hows - it's idyllic!

I would have no hesitation in recommending Rose Barn for a holiday in the Lakes - great accommodation.

  • Review Submitted: Aug 10, 2015
  • Date of Stay: Jul 2015
  • Source: HomeAway
Owner's Response: We are delighted that visitors continue to enjoy Rose Barn and all that the Lake District has to offer. We never tire of visiting ourselves.
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0 0

Great stay

  • 5 of 5

Rose Barn was ideal for our long weekend. We were four adults and three children (4yrs, 18 mths, 10mths) and the space worked perfectly. It was very well equipped, even having scales which meant were able to have homemade pizzas using our conveniently delivered pre-ordered supermarket shop.

The location was good- a lovely peaceful and pretty setting less than 10 minutes drive into Ambleside so good for Windermere and an easy base to travel further afield.

The owners were really helpful throughout booking and detailed instructions let us easily find the property and tell us everything we needed to enjoy our stay.

Also thought that it was great value for money, especially as we had booked at relatively short notice having had trouble trying to find somewhere to suit our requirements.

Would definately stay again- especially enjoyed the original artwork throughout the property which really added to the homely feel.

  • Review Submitted: May 24, 2015
  • Date of Stay: May 2015
  • Source: HomeAway
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0 0

A fabulous place to stay

  • 5 of 5

Rose Barn is beautifully decorated, very nicely furnished, and well equipped with everything you need. The artwork by one of the owners is stunning.

The barn has three good bedrooms and the upstairs en suite is very spacious and has a large bathroom and walk in wardrobe so it feels quite self contained. The cottage is warm and comfortable and in a very attractive setting. From the doorstep there are easy walks to some fabulous viewpoints. The pub in Outgate is close by and the people there are very friendly, the food looked good and there is sometimes live music.

I would have no hesitation in recommending Rose Barn to anyone looking for a top quality place to stay.

  • Review Submitted: May 5, 2015
  • Date of Stay: Apr 2015
  • Source: HomeAway
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0 0

Beautiful property

  • 5 of 5

We stayed in rose barn for a week to celebrate my boyfriends 40th birthday. His parents came with us and we all had a very comfortable stay. The barn felt homely and was well equipped. It is only a 15-20 minute walk into the beautiful village of hawkshead. The barn was ideally located for us to do all of the walking and cycling activities we had planned. A fantastic holiday!

  • Review Submitted: Jun 11, 2014
  • Date of Stay: May 2014
  • Source: HomeAway
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Nearest Airport
97 Miles
Nearest Barpub
0.5 Kilometres
Nearest Ferry
6 Kilometres
Bowness on Windemere
Nearest Train
8 Miles
Nearest Motorway
20 Miles
M6 Jn 36
Nearest Restaurant
0.5 Kilometres
Nearest Beach
23 Miles
Barrow in Furness
Car: necessary

Rose Barn is a beautifully appointed barn conversion created from 200 year old former farm buildings about a mile from Hawkshead village and offers the perfect setting for exploring the Lake District National Park. Situated close to the Langdale and Furness Fells, and not far from the Helvellyn range, it is a perfect setting for outdoor activities including hiking, climbing and mountain biking. There are plenty of opportunities to enjoy water sports including sailing, windsurfing and canoeing on Lake Windermere or Coniston.

The property oozes style and character and the old combined with the new works effortlessly. There is plenty of walking to be done from the door, with country lanes to Wray, Tarn Hows and Grizedale Forest. Hawkshead (5 min drive) offers a variety of places to eat/drink and individual village shops for provisions, and the famous 'Drunken Duck Inn' is nearby to offer fine dining. The nearest pub is a 5 minute walk into Outgate.


Prices & Availability

Prices for this holiday barn in Hawkshead, Windermere & Central Lakes

Rental Basis:
per property
Owner accepts payment in:
Convert Currency
Rental Period Minimum Price Additional Nights Weekend Night Weekly Monthly Event Price
16 Jul 2016 - 26 Aug 2016
Changeover Day: Saturday
7 night minimum stay
for 7 nights
27 Aug 2016 - 16 Sep 2016
Changeover Day: Saturday
7 night minimum stay
for 7 nights
17 Sep 2016 - 21 Oct 2016
Changeover Day: Saturday
7 night minimum stay
for 7 nights
Off Peak
22 Oct 2016 - 28 Oct 2016
Changeover Day: Saturday
7 night minimum stay
for 7 nights
29 Oct 2016 - 16 Dec 2016
3 night minimum stay
for 3 nights
17 Dec 2016 - 6 Jan 2017
7 night minimum stay
for 7 nights

Additional pricing information

Fees No additional mandatory fees
Refundable Damage Deposit £100

A 25 % deposit is required on booking. Payment in full is required 8 weeks in advance of the booking. A £100 security deposit is required in addition to the final payment and will be refunded within 5 working days of departure.


Changeover day is Saturday. The property will be available from 3.00 p.m. on the day of arrival. We ask that departing customers vacate the property by 10.00 a.m on their final day.

Owner's Cancellation Policy

Please ask the owner or check their rental agreement when booking the property.
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Accommodation and facilities for this holiday barn in England, United Kingdom

Property Type:
  • barn (semi-detached)
  • Self-catering
Location Type:
  • mountain
  • rural
  • Away From It All
  • Family
  • Fireplace
  • Hair Dryer
  • Heating
  • Internet
  • Iron & Board
  • Linens Provided
  • Living Room ...
  • Local Activities Guide
  • Local Maps
  • Parking Off Street ...
  • Towels Provided
  • Tumble Dryer
  • Washing Machine
  • 4 Ring Stove
  • Cooking Utensils
  • Dishes & Utensils ...
  • Dishwasher
  • Freezer
  • Grill
  • Microwave
  • Oven
  • Refrigerator
  • Hob
  • Toaster
  • Child's Highchair
  • Dining Area
  • seating for 6 people
  • 2 Bathrooms
  • Bathroom 1 - Toilet , Bath with Shower
    Bathroom 2 - Toilet , Shower Enclosure
  • Bathroom 1 is en suite to to the Master Bedroom and refurbished in April 2010 to include a bath with over shower. Bathroom 2 is located on the gound floor between Bedrooms 1 and 2.
  • 4 Bedrooms, Sleeps 6
  • Master Bedroom - 1 Extra Lg. Double Bed , 1 Cot
    Bedroom 1 - 1 Double Bed
    Bedroom 2 - 2 Single Bed
    Bedroom 4 - 1 Extra Lg. Double Bed , 2 Single Bed , 1 Sofa bed/Futon
  • Audio Tape Player
  • Books
  • Books - Fiction / Non-fiction
  • Books for Kids
  • CD Player
  • DVD Player
  • Games
  • Games for Kids
  • Music Library
  • Radio
  • Satellite / Cable ...
  • Stereo
  • Television
  • Toys
  • Video Library
  • Patio
  • 6 garden chairs
  • Long-term Renters Welcome
  • children welcome
  • non smoking only
  • pets not allowed
  • wheelchair inaccessible
  • autumn foliage
  • forests
  • restaurants
  • waterfalls
Leisure Activities:
  • bird watching
  • horse riding
  • photography
  • scenic drives
  • walking
Local Services & Businesses:
  • ATM/bank
  • fitness centre
Sports & Adventure Activities:
  • fishing
  • mountain biking
  • mountaineering
  • sailing
  • swimming
  • water skiing
  • wind-surfing
The property is furnished and decorated to the highest standard with co-coordinating soft furnishings and flooring throughout, and great thought has been given to the holidaymakers every need. Gas central heating and hot water on demand make Rose Barn the perfect place to stay in any season. Wifi installed in November 2012. BT Vision TV recently installed providing on demand TV such as BBC iPlayer and BT Sports (from Sept 2013). Outside: Patio with garden table and seating. Two named parking spaces to the front of the property. Duvets/beds made up for arrival; towels included. Travel cot and high chair available - please order. Sorry, we are unable to accept dogs at Rose Barn.

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