# 4 bedroom cottage for sale (S75 4AT)

## Property Details

| Key | Value |
|-----|-------|
| Address | GARDENERS COTTAGE, CANNON HALL, BARK HOUSE LANE, BARNSLEY, CAWTHORNE, SOUTH YORKSHIRE S75 4AT |
| Price | £1,500,000 |
| Bedrooms | 4 |
| Last sold | £1,000,000 Mar 2016 |

## Description

**** **** Located within one of the finest positions Yorkshire has to offer on the outskirts of this sought after village, central to rolling countryside, yet central to major commercial centres. This Grade II listed home has grounds, which can only be described as a garden paradise, beautifully manicured with specimen foliage opening to outstanding views and based around a low maintained man made lake. In short, a charming country home which sits in awe of its inspiring grounds, enjoying a discreet and peaceful position. 

**GROUND** **FLOOR** **** A part glazed entrance door opens to the  

**RECEPTION** **HALLWAY** **Measuring** **** **8' x 19' (2.44m x 5.79m)** Which has two windows on either side of the door, alcove with inset shelving, radiator, decorative cove moulding to the ceiling and staircase that rises to first floor level and has a cloaks/storage cupboard beneath. 

**CLOAKS/WC** **** Presented with a two piece suite comprising a low flush wc and pedestal wash hand basin. This room has half tiling to the walls, opaque window to the rear aspect, coving to the ceiling and a radiator. 

**LIVING** **ROOM** **Measuring** **** **19'5 x 28'6 (5.92m x 8.69m)** An exceptionally well proportioned light filled room with windows to both front and rear aspects both of which command pleasant views over the house grounds. This room has three radiators, decorative cove moulding to the ceiling and a feature cast iron fireplace with tiled inset and hearth which houses a living flame gas fire. 

**SITTING** **ROOM/DINING** **ROOM** **Measuring** **** **14'3 x 16' (4.34m x 4.88m)** This room has a window to the front aspect of the property overlooking the house gardens, cove moulding to the ceiling, radiator and French style doors inset to the side aspect opening to the Garden room. The focal point of the room is a Louis style fire surround with marble inset and hearth which houses a living flame gas fire. 

**BREAKFAST** **KITCHEN** **Measuring** **** **12'4 x 14' (3.76m x 4.27m)** This rear facing room has a window which overlooks the kitchen gardens and part glazed entrance door which opens to a rear patio. The kitchen is presented with furniture finished in oak, comprising of base units with matching drawers sat beneath a work surface that incorporates a one and a half bowl single drainer sink unit with mixer taps. The room has tiled splash backs to the walls, matching wall mounted cupboards with under lighting and a matching fixed dresser with high level glass fronted display cabinet. Appliances include an integral oven with five ring hob sat beneath an extractor canopy, inset automatic washing machine and dishwasher. The room has a radiator, further window into the Garden room and exposed timbers to the roof space. 

**GARDEN** **ROOM** **Measuring** **** **17'9 x 30' (5.41m x 9.14m)** A garden room by Amdega built on the southerly aspect of the house, constructed with a brick base with windows over taking full advantage of the house gardens, lake and rural views beyond. This room has full tiling to the floor, five radiators and an exposed brick feature wall to one elevation which forms part of both the house and garden wall. The room has a glazed roof with blinds. Two sets of French style doors open onto the rear garden terrace. 

**FIRST** **FLOOR** ****  

**LANDING** **** With staircase rising from the reception hall to a landing area which measures 9'7 x 12' (2.92m x 3.66m) has coving to the ceiling, radiator and gives access to 

**MASTER** **SUITE** **Measuring** **** **19'1 x 17'6 (5.82m x 5.33m)** An exceptionally well proportioned principal bedroom with two windows to the front of the house overlooking the front gardens. This room has two radiators, cove moulding to the ceiling and feature archway which provides access through to the en-suite facilities which measure 11'1 x 19' (3.38m x 5.79m) and comprise a low flush wc, pedestal wash hand basin, bidet and vanity unit which incorporates his and hers sinks. Further appliances include a Jacuzzi bath with tiled surround and step in double shower with jet power spray. This room has full tiling to the walls, two windows overlooking the rear grounds, two radiators with heated towel surrounds, inset spotlighting to the ceiling, decorative cove moulding and extractor. 

**BEDROOM** **TWO** **Measuring** **** **14'1 x 11'9 (4.29m x 3.58m)** A light filled room with windows to two aspects, one of which overlooks the rear garden and woodland beyond the other commanding breathtaking views over the lake and surrounding local scenery. The room has cove moulding to the ceiling, radiator and built in wardrobes to the expanse of one wall. 

**BEDROOM** **THREE** **Measuring** **** **11'2 x 14'2 (3.40m x 4.32m)** A further double aspect room with window overlooking the front grounds with radiator beneath, cove moulding to the ceiling and fitted wardrobes. A further window to the rear, once again overlooks the lake and surrounding countryside. 

**BEDROOM** **FOUR** **Measuring** **** **9'5 x 11'9 (2.87m x 3.58m)** A front facing room with coving to the ceiling, radiator, access to roof space and window which over looks the front grounds. 

**FAMILY** **BATHROOM** **** Presented with a corner Jacuzzi bath, pedestal wash hand basin and low flush wc. The room has half tiling to the walls, radiator, cove moulding to the ceiling and a window to the rear overlooking the rear gardens. 

**EXTERNALLY** **** The property sits within 4 acres of privately enclosed tree lined grounds with the house perfectly positioned overlooking the gardens whilst commanding long distance rural views beyond. The property is approached via electronically operated wrought iron gates which open onto a block paved driveway and parking area to the front of the property and is flanked on either side by well tended landscaped garden areas with traditional antique lamp post lighting on either side. The front garden itself is manicured to an exemplary standard with shaped lawns running between manicured flower beds, trees and shrubs. A traditional brick garden wall acts as a divide between the front and rear gardens, the rear garden itself being southerly facing and made up of an impressive man made lake with paved walkways surrounding which are flanked on either side by a vast array of specimen plants, trees, flowers and shrubs. The southerly aspect of the garden adjoins open countryside commanding breathtaking rural views. A wooden bridge provides pedestrian access to a small island whilst a stone flagged patio area sits overlooking the lake and aforementioned view. Once again this garden and lake is wrapped within a traditional brick built walled garden. To the rear is a further enclosed kitchen garden with antique cast iron street lamps, blocked paved patio and lawned garden area with well stocked and established flower, tree and shrubed gardens wrapped within a hedged boundary. To the bottom of this garden screened by foliage is a stable block providing storage for garden equipment beyond which is a screened storage area. The garden itself is then wrapped in a small enclosed woodland. 

**GARAGE** **** A brick built double garage attached to the property measuring 22'2 x 20' (6.76m x 6.10m) with two electronically operated up and over entrance doors, power and lighting. 

**SERVICES** **** Mains electricity Mains water Calor Gas Septic Tank  

**DIRECTIONS** **** From Junction 37 of the M1 motorway network, take the first turning off the roundabout and at the next roundabout take the second turning, proceed directly to the next roundabout and continue straight ahead by-passing Dodworth and at the roundabout, on the junction with the Bluebell Inn, take the second turning proceeding straight ahead onto Barnsley Road following the signs for Silkstone. After the golf course on the right hand side, take a right hand turning onto Barnsley Road into the village of Silkstone and proceed to the top of the hill, past Tom Horsfields Garden Centre and with the church on the left, turn right onto Silkstone Lane. Proceed along Silkstone Lane towards Cawthorne and at the junction with Lane Head Road, turn left onto Lane Head Road (A635). Proceed along the A635 for approximately half a mile and turn right onto Bark House (signposted Cannon Hall Country Park). Bark House Lane becomes New Road and proceeding up New Road take a right hand turning onto an unmade road, proceed down the unmade road where Gardeners Cottage will be found on the right hand side accessed via wrought iron electronically operated gates. 

**IMPORTANT** **NOTE** **** ****  

**MISREPRESENTATION** **ACT** **** 1967 & MISDESCRIPTION ACT 1991 - When instructed to market this property every effort was made by visual inspection and from information supplied by the vendor to provide these details which are for description purposes only. Certain information was not verified, and we advise that the details are checked to your personal satisfaction. In particular, none of the services or fittings and equipment have been tested nor have any boundaries been confirmed with the registered deed plans. Fine & Country or any persons in their employment cannot give any representations of warranty whatsoever in relation to this property and we would ask prospective purchasers to bear this in mind when formulating their offer. We advise purchasers to have these areas checked by their own surveyor, solicitor and tradesman. Fine & Country accept no responsibility for errors or omissions. These particulars do not form the basis of any contract nor constitute any part of an offer of a contract. 

**ADDITIONAL** **NOTE** **** Fixtures and fittings by separate negotiation. 

## Property Photos

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- ![EPC](/listings/photos/29996966/323904) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/29996966/323905) - Floorplan 1
- ![Floorplan 2](/listings/photos/29996966/323906) - Floorplan 2
- ![Floorplan 3](/listings/photos/29996966/323907) - Floorplan 3

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| CANNON HALL GARDENERS COTTAGE BARK HOUSE LANE, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4AT | £1,000,000 | 15/03/2016 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 92 MARTIN CROFT, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4JS | £445,000 | 16/01/2026 | Detached |
| 23 LADYROYD, SILKSTONE COMMON, BARNSLEY, SOUTH YORKSHIRE, S75 4SF | £465,000 | 05/01/2026 | Detached |
| 29 CONE LANE, SILKSTONE COMMON, BARNSLEY, SOUTH YORKSHIRE, S75 4PU | £390,000 | 19/12/2025 | Detached |
| 6 FIVE ACRES, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4HZ | £530,000 | 15/12/2025 | Detached |
| 4 ALSTON CLOSE, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4NW | £420,000 | 28/11/2025 | Detached |
| 8 WHINMOOR VIEW, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4LL | £520,000 | 28/08/2025 | Detached |
| 10 WHINMOOR VIEW, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4LL | £565,000 | 14/07/2025 | Detached |
| 20 HIGH STREET, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4JN | £750,000 | 16/06/2025 | Detached |
| 10 ST JULIENS WAY, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4ES | £420,000 | 31/03/2025 | Detached |
| 92 TOWNGATE, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4SW | £440,000 | 11/12/2023 | Detached |
| 21 BLACK HORSE DRIVE, SILKSTONE COMMON, BARNSLEY, SOUTH YORKSHIRE, S75 4SD | £420,000 | 28/11/2023 | Detached |
| 8 ST JULIENS MOUNT, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4EX | £490,000 | 10/11/2023 | Detached |
| 2 TIVY DALE DRIVE, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4EN | £454,000 | 10/11/2023 | Detached |
| HILLTOP COTTAGE BARN NORTH LANE, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4AG | £212,500 | 07/11/2023 | Detached |
| 14 FALL VIEW, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4LG | £330,000 | 20/10/2023 | Detached |
| 22 STANHOPE AVENUE, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4HX | £480,000 | 18/10/2023 | Detached |
| 69 MARTIN CROFT, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4JS | £320,000 | 06/10/2023 | Detached |
| 6 TIVY DALE CLOSE, CAWTHORNE, BARNSLEY, SOUTH YORKSHIRE, S75 4ER | £1,105,000 | 06/10/2023 | Detached |
| 3 VIEWLANDS, SILKSTONE COMMON, BARNSLEY, SOUTH YORKSHIRE, S75 4QP | £418,000 | 29/09/2023 | Detached |
| LAKESIDE VIEW BLACKERGREEN LANE, SILKSTONE, BARNSLEY, SOUTH YORKSHIRE, S75 4NF | £1,375,000 | 17/08/2023 | Detached |

**Area average:** £527,475 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £364,906 (64 Detached, S75, 2024–2026)
- **Deviation:** +311.1%

## Rental Range

*ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £770/mo
- **Realistic:** £855/mo
- **Optimistic:** £941/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Barnsley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/mo

## 1% Rule

- **Rent ratio:** 0.06% (weak for cashflow)
- **Max investor price (0.8%):** £106,875
- **Target investor price (1%):** £85,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 42.2%
- **10y growth:** 66.7%

## House Price Index (HM Land Registry)

*Official index for Yorkshire and The Humber; Detached series; as of March 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 19.6%
- **10y growth (index):** 49.5%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)