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Discover the perfect blend of rustic charm and contemporary luxury at Cart Barn, an exceptional five-bedroom barn conversion in the exclusive Old Hall Farm development by Marshaw Developments. Set within the picturesque village of Over Kellet, this stunning home combines handcrafted character with modern design, featuring spacious open-plan living, a bespoke Butler Interiors kitchen with Neff appliances, and bi-fold doors opening onto a walled garden.

With three en-suite bedrooms and house bathroom, a stylish principal suite, and countryside views, Cart Barn offers refined rural living just minutes from the M6 and Carnforth. Enjoy the tranquillity of village life with easy access to the Lake District and Yorkshire Dales a truly unique retreat for modern family living.

Tucked away in the charming village of Over Kellet, Old Hall Farm is an exclusive collection of four bespoke barn conversions. Blending rustic character with modern luxury, each home offers a unique countryside retreat just five minutes from the M6.

Expertly crafted by Marshaw Developments, these homes showcase exceptional attention to detail, preserving original features while delivering contemporary comfort. Each property also comes with a 10-year AHCI warranty for peace of mind.

Cart Barn is an exceptional five-bedroom semi-detached home, beautifully positioned at the heart of this exclusive development. Blending character charm with contemporary design. Accessed from the rear via a stone-flagged path, the feature barn entrance opens into a spacious central hallway. Downstairs, a reception room with dual opening doors into the garden offers a perfect living area. A downstairs rest room with WC and wash basin and a room to the rear of the property offers the perfect space for a home office, play room or much more.

The heart of the home is the expansive kitchen-living area, stretching the full width of the property. This stunning open-plan space features bi-fold doors opening onto the rear garden, creating a seamless indoor-outdoor flow. The kitchen itself showcases a high-end German design by Butler Interiors, complete with sleek handleless cabinetry, integral Neff appliances and a central island, combining functionality with exceptional style. A separate utility room offers additional storage and laundry facilities.

To the first floor, a generous landing with side elevation views leads to the principal bedroom suite, which spans the full width of the property. This luxurious space includes a dressing room with bespoke fitted wardrobes and a large en-suite shower room. Two further bedrooms on this floor also enjoy en-suite shower rooms, while a beautifully appointed house bathroom serves the remainder of the floor, all finished to a contemporary specification. The top floor provides two additional bedrooms, offering flexibility for guests, home working or growing families, and benefits from useful eaves storage and a discreetly positioned cylinder cupboard.

Outside, the property features a stone-walled rear garden with a generous lawn and stone-flagged patio, perfect for al-fresco dining and entertaining. Ample private parking is provided to the side of the property, along with additional space in front of the garage, which includes an up-and-over door for secure storage.

Cart Barn is situated in Over Kellet, centred around a charming village green. The village boasts a welcoming pub, local school and a strong community spirit. The property offers superb connectivity, with the nearby market town of Carnforth providing access to the West Coast Mainline and direct trains to London Euston. The area is surrounded by stunning countryside including Warton Crag, the Arnside and Silverdale Area of Outstanding Natural Beauty and the Lune Valley, with the Lake District and Yorkshire Dales National Parks just a short drive away – ideal for outdoor enthusiasts and family adventures.

Warranty 10 Year New home warranty from AHCI Limited trading as Advantage

AHCI Limited is an Appointed Representative of Waltons Insurance Brokers Limited, who are authorised and regulated by the Financial Conduct Authority and approved by an extensive list of mortgage lenders Trusted and approved by the sector.

Accommodation (with approximate dimensions)

Entrance Hall 4′ 4" x 17′ 0" (1.32m x 5.18m)

Living Room 10′ 1" x 10′ 0" (3.07m x 3.05m)

Kitchen/Living Area 14′ 3" x 26′ 2" (4.34m x 7.98m)

Utility 6′ 5" x 3′ 0" (1.96m x 0.91m)

Office/Snug 7′ 11" x 8′ 8" (2.41m x 2.64m)

Bedroom One 11′ 4" x 15′ 2" (3.45m x 4.62m)

En-Suite 10′ 9" x 6′ 2" (3.28m x 1.88m)

Bedroom Two 11′ 0" x 10′ 2" (3.35m x 3.1m)

En-Suite 6′ 8" x 6′ 1" (2.03m x 1.85m)

Bedroom Three 9′ 6" x 9′ 3" (2.9m x 2.82m)

En-Suite 8′ 2" x 3′ 3" (2.49m x 0.99m)

Family Bathroom 8′ 3" x 5′ 7" (2.51m x 1.7m)

Second Floor Landing 9′ 8" x 13′ 1" (2.95m x 3.99m)

Bedroom Four 9′ 9" x 13′ 5" (2.97m x 4.09m)

Bedroom Five 9′ 5" x 13′ 4" (2.87m x 4.06m)

Property Information

Services Mains gas, water and electricity.

Council Tax

Tenure Freehold (Vacant possession upon completion).

Energy Performance Certificate The full Energy Performance Certificate is available on our website and also at any of our offices.

What3words ///swerving.finer.punch

Anti-Money Laundering Regulations (AML). Please note that when an offer is accepted on a property, we must follow government legislation and carry out identification checks on all buyers under the Anti-Money Laundering Regulations (AML). We use a specialist third-party company to carry out these checks at a charge of £42.67 (inc. VAT) per individual or £36.19 (incl. vat) per individual, if more than one person is involved in the purchase (provided all individuals pay in one transaction). The charge is non-refundable, and you will be unable to proceed with the purchase of the property until these checks have been completed. In the event the property is being purchased in the name of a company, the charge will be £120 (incl. vat).

Disclaimer All permits to view and particulars are issued on the understanding that negotiations are conducted through the agency of Messrs. Hackney & Leigh Ltd. Properties for sale by private treaty are offered subject to contract. No responsibility can be accepted for any loss or expense incurred in viewing or in the event of a property being sold, let, or withdrawn. Please contact us to confirm availability prior to travel. These particulars have been prepared for the guidance of intending buyers. No guarantee of their accuracy is given, nor do they form part of a contract. *Broadband speeds estimated and checked by https://checker.ofcom.org.uk/en-gb/broadband-coverage on 20/10/2025.