Lower Barn Sitch Farm | Kirk Ireton | Ashbourne | Derbyshire | DE6 3JY
LOWER BARN
A truly exceptional contemporary barn conversion occupying a privileged position on the edge of Carsington Water, enjoying beautiful countryside views, a private plot of approximately 0.25 acres and an enviable lifestyle setting within one of Derbyshire’s most sought-after rural locations.
Overview Beautifully converted and thoughtfully designed, Lower Barn successfully combines the character and heritage of a traditional Derbyshire long stone barn with striking contemporary architecture. Vaulted ceilings, exposed timbers, extensive glazing and open-plan living spaces create a home that is both impressive and welcoming, whilst the surrounding gardens provide a seamless connection to the glorious landscape beyond. Currently operated as a successful luxury holiday retreat by the current owners, who reside in another barn, the property offers a rare opportunity to acquire a substantial and highly individual permanent residence. Equally suited as a principal home, weekend retreat or lifestyle investment, Lower Barn enjoys a setting that is increasingly difficult to find, with Carsington Water quite literally on the doorstep. The property occupies a delightful plot extending to approximately 0.25 acres, offering manageable yet private gardens and outdoor entertaining space. Further adjoining land may also be available by separate negotiation, providing purchasers with flexibility should additional amenity land be desired. The Accommodation Stepping through the entrance, the quality of the conversion is immediately apparent. Natural light floods the interior through large glazed elevations, whilst exposed stonework and vaulted ceilings create a wonderful sense of volume throughout the principal living spaces. At the heart of the home lies a magnificent open-plan living, dining and kitchen area. Designed with both modern family life and entertaining in mind, this impressive space enjoys full-height glazing, exposed structural timbers and direct access onto the garden and terrace areas. The contemporary kitchen is fitted with a comprehensive range of cabinetry and integrated appliances, centred around a substantial island unit that naturally forms the social hub of the home. A separate sitting room offers a more intimate retreat for quieter evenings, whilst a utility room and cloakroom provide practical everyday convenience. The bedroom accommodation is arranged with flexibility in mind. A generous groundfloor bedroom suite provides ideal guest accommodation or single-level living potential. The remaining bedrooms are beautifully presented and enjoy pleasant views across the surrounding countryside, with the principal suite benefitting from luxurious en-suite facilities and elevated rural outlooks. Additional bath and shower rooms serve the remaining bedrooms, ensuring the property is perfectly suited to family occupation or visiting guests. Throughout, the property exhibits an impressive balance of character and contemporary styling, resulting in a home of genuine distinction.
SELLER INSIGHT From the moment we first arrived, we knew this was somewhere special. The stunning location, tucked away in a wonderfully private setting yet just a stroll from the village centre, immediately captured our hearts. Surrounded by beautiful countryside and Carsington Water on your door step, it offers the perfect balance of peace, privacy and convenience. One of the things we have loved most is how every window frames a picture-perfect view. Whether it’s watching the ever-changing landscape, spotting local wildlife, or enjoying spectacular sunsets over the water, there is always something beautiful to admire. The house has a wonderful flow, making it equally suited to relaxed everyday family living and entertaining friends and family. We have carefully personalised the interiors to create a warm, welcoming home that is both comfortable and stylish. Natural light floods every room throughout the day, while the changing seasons transform the scenery outside, creating a different yet equally captivating outlook all year round. Living here has often felt like being on holiday. The outdoor space has been just as enjoyable. We’ve spent countless hours dining alfresco, entertaining guests and simply soaking up the peaceful surroundings. The local community is incredibly welcoming, with village events throughout the year helping to create a real sense of belonging. We have especially enjoyed walking around Carsington Water, taking advantage of the many nearby footpaths and embracing the outdoor lifestyle. The location is wonderfully convenient, with local pubs, cafés, restaurants, village shops and the amenities of Wirksworth all close at hand, while still offering the tranquillity of countryside living. In 2018, the barn was converted to a high standard, creating the exceptional home it is today. It has brought us immense joy and has been everything we hoped it would be.”
* These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.
Outside The gardens and grounds have been designed to maximise enjoyment of the property’s exceptional setting. Extensive patio areas provide ideal spaces for outdoor dining and entertaining, whilst the surrounding lawns offer privacy and uninterrupted views towards the rolling Derbyshire countryside. The position of Lower Barn is particularly special. From the property, residents can enjoy direct access to the network of footpaths, cycling routes and leisure facilities surrounding Carsington Water, one of the East Midlands’ most celebrated outdoor destinations. Private parking is provided for several vehicles and the surrounding courtyard development is occupied by a small collection of high-quality converted properties, creating a sense of exclusivity whilst retaining privacy and independence. There is also the potential to acquire additional adjoining land by separate negotiation, subject to agreement. Location Lower Barn occupies a highly desirable position close to the picturesque village of Kirk Ireton, nestled between the thriving market towns of Wirksworth and Ashbourne. Carsington Water is widely regarded as one of Derbyshire’s premier lifestyle destinations, offering sailing, paddleboarding, kayaking, fishing, cycling and scenic waterside walks. The wider Peak District National Park lies within easy reach, providing endless opportunities for outdoor pursuits alongside world-renowned attractions including Chatsworth House, Haddon Hall and the historic market town of Bakewell. Despite its rural setting, the property remains exceptionally well connected, with excellent road links to Derby, Nottingham, Sheffield and Manchester. Approximate Distances * Carsington Water Visitor Centre – 1 mile * Wirksworth – 4 miles * Ashbourne – 8 miles * Matlock – 9 miles * Bakewell – 15 miles * Derby – 18 miles * Nottingham – 28 miles * Sheffield – 32 miles * East Midlands Airport – 28 miles * Manchester – 45 miles Excellent schooling is available throughout the area, including highly regarded independent and state schools in Ashbourne, Derby and the surrounding Derbyshire Dales.
Services, Utilities & Property Information Local Authority: Derbshire Dales Tenure: Freehold | EPC: C | Council Tax Band: E Construction Type: Standard construction – Stone / Slate / Tiles Utilities: Mains Water, Electricity, Air Source central heating and private sewage drainage – associated maintenance costs may apply, contact the agent for further information. Mobile Phone Coverage: 4G mobile signal is available in the area, we advise you to check with your provider. Broadband Availability: FTTP Ultrafast Broadband is available in the area. We advise you to check with your provider. Off Road Parking Spaces - 4 Property features built-in wireless Bluetooth ceiling speakers in most rooms and a CCTV security system. Underfloor heating throughout the ground floor and radiators to the first floor, all powered by an electric air-source heat pump. Most furnishings and fittings are negotiable as seen in situ. No onward chain. Vacant possession available after 10/31/2026. The property benefits from a shared driveway upon entrance. Contact the agent for further details. Please note that the property currently forms part of a larger registered title. The title will be split prior to completion to reflect accordingly. Contact the agent for further information Lifestyle & Income Potential Whilst Lower Barn is offered as a permanent residence, purchasers may also take comfort from the property’s established track record as a luxury holiday retreat. The flexibility to enjoy the property as a principal home, second residence or incomeproducing asset presents a rare opportunity within this highly sought-after location.
Whether enjoyed as a permanent residence, luxurious weekend retreat or multi-generational family home, Lower Barn offers an enviable quality of life centred around space, scenery and the very best of rural living. Viewing Arrangements Strictly via the vendors sole agents Fine & Country South Derbyshire, Ashbourne and Matlock +44 (0)1332 973 888 Website For more information visit Fine & Country South Derbyshire, Ashbourne and Matlock www.fineandcountry.co.uk/south-derbyshire-ashbourne-andmatlock-estate-agents • Contemporary Derbyshire stone barn conversion • Exceptional Carsington Water location • Four bedrooms and three bathrooms • Stunning open-plan living accommodation • Vaulted ceilings and exposed character features • Extensive glazing with countryside views • Gardens extending to approximately 0.25 acres • Additional land potentially available by separate negotiation • Proven holiday letting credentials and lifestyle flexibility • Freehold
Fine & Country Comment Properties of this calibre and individuality rarely come to market around Carsington Water. Combining striking architecture, versatile accommodation, established lifestyle appeal and one of Derbyshire’s most desirable settings, Lower Barn represents a unique opportunity to secure a remarkable home in the heart of the Derbyshire countryside.
Registered in England and Wales. Company Reg No. 09929046 VAT Reg No: 232999961 Registered Office: Newman Property Services, 5 Regent Street, Rugby, Warwickshire CV21 2PE copyright © 2026 Fine & Country Ltd.
Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given and that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property.Whilst we carry out our due diligence on a property before it is launched to the market and we endeavour to provide accurate information, buyers are advised to conduct their own due diligence. Our information is presented to the best of our knowledge and should not solely be relied upon when making purchasing decisions. The responsibility for verifying aspects such as flood risk, easements, covenants and other property related details rests with the buyer. Printed 07.08.2026
FINE & COUNTRY
ARMA KANG PARTNER AGENT
Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in over 300 locations, spanning Europe, Australia, Africa and Asia, we combine widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals. Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation – leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property. This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques. We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.
THE FINE & COUNTRY FOUNDATION
Fine & Country Derbyshire +44 (0)1332 973 888 | +44(0)7852 877 164 arma.kang@fineandcountry.com I am a Property Consultant with over 20 years of successful experience in helping people move to and sell their homes. Qualified as a Mortgage Advisor as well as a Senior Residential Valuer for large corporate and independent agencies across the North of England, I possess all the qualities you need for a successful home move. I specialise in high exposure technologies and I regularly attend national training sessions to showcase new marketing tech trends, such as social media strategies, video presentations and people analytics tools to target appropriate buyers. A firm believer in the power of positive thinking in the workplace, I strongly believe that you only need one quality person to organise your whole home move from start to finish. I’ve been lucky enough to feature on TV throughout the last few years and have had special appearances on BBC’s Breakfast, BBC Look North, Escape to the Country, Wanted Down Under and two appearances on Homes under the Hammer! I have a strong family background and belief. Born in Greenwich and worked around the country and now back in London & Derbyshire . I love a good Netflix binge but can also be found in the gym on a morning and is “dad’s taxi” for my two children most of the other time whilst not following my beloved West Ham United football club.
The production of these particulars has generated a £10 donation to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness. Visit fineandcountry.com/uk/foundation
Follow Fine & Country on
Fine & Country South Derbyshire, Ashbourne and Matlock The Old Post Office, Victoria Street, Derby, Derbyshire, DE1 1EQ +441332 973888 | derbyshire@fineandcountry.com