Please contact Louis Percival Real Estate or for online enquires to book a viewing quote REF - LP1272

Hob Hole, Cliviger, Burnley

There are houses you sell, and then there are houses you feel genuinely privileged to bring to the market. Hob Hole is firmly the latter.

Built into the hillside of the spectacular Cliviger countryside and hidden away at the end of a little lane, this extraordinary stone-built residence is, quite simply, one of the most remarkable homes we have ever had the opportunity to offer for sale.

Offered with no chain delay.

Set within approximately one acre of beautiful private grounds, Hob Hole feels completely removed from the outside world. There are no passing crowds and no conventional estate setting. Instead, you arrive into your own private oasis, surrounded by mature gardens, the sound of a stream running through the grounds and wonderful views across the surrounding countryside.

Despite the scale and drama of its setting, there is something incredibly cosy about the property. It feels hidden within the landscape rather than simply overlooking it.

And that same balance continues inside.

Hob Hole is the pinnacle of old and new working together. The building retains the character you simply cannot recreate in a modern home – exposed original beams, stone construction, traditional fireplaces and wonderfully individual rooms – yet these features sit alongside some of the finest contemporary finishes, technology and craftsmanship.

Nothing feels as though it has been modernised at the expense of the property's history. Instead, the old and new complement one another beautifully.

The ground floor provides two completely different reception spaces. One offers the intimacy and warmth you would expect from a traditional country home, while the other is a substantial sitting room providing the scale required for larger gatherings and entertaining.

At the heart of the house is an exceptional kitchen.

Beautifully designed and finished, the kitchen features oversized Corian work surfaces alongside an extensive range of Miele and Neff appliances, creating a space that delivers both visually and practically.

Flowing from the kitchen is a stunning orangery overlooking the gardens, bringing the outside into the house and creating somewhere to sit, dine or simply enjoy the changing landscape throughout the seasons.

A substantial separate utility room provides the practical space required for a home of this size.

The versatility of the accommodation is equally impressive. There are four to five bedrooms, including a ground-floor room currently utilised as a fifth bedroom, giving the house the flexibility to accommodate guests, multi-generational living or a substantial home office.

Upstairs, the bedroom accommodation is exceptional. Two bedrooms benefit from their own private en-suites, while a beautifully appointed family bathroom serves the remaining rooms.

As you would expect from a property of this calibre, each has been finished to an outstanding standard.

Yet as impressive as the house itself is, Hob Hole is as much about what surrounds it.

The approximately one-acre grounds have been designed as a collection of individual spaces rather than simply one large garden. Different seating areas are positioned throughout the grounds, each chosen to capture its own particular outlook across the surrounding countryside.

Move from one part of the garden to another and the experience changes.

There are places for entertaining, places for morning coffee, places to sit in complete peace and places from which you simply stop and take in the view.

Running through the gardens is a natural stream, adding another layer to an already remarkable setting and reinforcing the feeling that this is a home completely immersed within its landscape.

Then there is the garage.

Separate from the main house is an exceptional detached triple garage, but describing it simply as a garage does it something of a disservice.

Finished to an impressive standard and complemented by its own workshop area and WC, it provides the perfect environment for anyone with a collection of special cars, motorcycles or other prized vehicles. Equally, it offers enormous potential for hobbies, storage or a serious home workshop.

Everything about Hob Hole feels individual.

The stone-built architecture. The beams and fireplaces. The state-of-the-art interiors. The orangery. The stream. The gardens. The views. The privacy. The triple garage. And, perhaps most importantly, the feeling you get when you arrive.

This isn't simply a large house in the countryside. It is a home that could never be replicated in quite the same way again.

Hidden within the Cliviger hillside yet within reach of Burnley and the surrounding areas, Hob Hole represents an incredibly rare opportunity to become the next custodian of a truly special property.

For us, this is more than another listing.

Hob Hole is one of the finest homes we have ever brought to the market – and upon viewing it, you will very quickly understand why.

Property Walk-Through Tour

Hidden away within approximately one acre of private grounds and surrounded by the spectacular Cliviger countryside, arriving at Hob Hole immediately feels different.

This is a property where the setting, architecture and interiors all deserve time to appreciate – and as you move through the house, the balance between its original character and exceptional modern specification becomes increasingly apparent.

Entrance Porch
A composite entrance door opens into a traditional entrance porch with two UPVC double-glazed windows.

From here, an original solid wood internal door provides the first introduction into the main house, opening directly into the spectacular principal reception room.

Main Lounge
The main lounge is an exceptional reception space and immediately demonstrates the scale and character of Hob Hole.

An incredible six UPVC double-glazed windows capture the surrounding landscape from multiple angles, while two sets of UPVC double-glazed French patio doors open directly onto the gardens.

Wherever you position yourself within the room, there are fantastic outlooks across the surrounding Cliviger countryside.

At the centre of the room is a substantial multi-fuel burning stove set within a fully exposed brick fireplace, creating a striking focal point and giving this large space a wonderful sense of warmth.

Original exposed beams run across the ceiling, complemented by spotlights and feature wall lighting.

There are three central heating radiators alongside a wall-mounted TV point.

An open oak staircase rises to the first-floor accommodation, while the room also provides access to the cosy second lounge, kitchen and the versatile ground-floor fifth bedroom/additional reception room.

Cosy Lounge
The second reception room offers something completely different.

Smaller and more intimate than the principal lounge, this is a wonderfully cosy space with three UPVC double-glazed windows, allowing the countryside to remain a constant backdrop.

A traditional multi-fuel burning stove sits within another exposed brick fireplace, complemented by original beams to the ceiling.

There is also a central heating radiator and wall-mounted TV point.

It is exactly the type of room you would hope to find within a country home – somewhere to retreat to on a winter evening while the larger reception room provides the space for entertaining.

Kitchen
Moving through to the kitchen, the character of the original building is combined with an altogether more contemporary specification.

The room features a vaulted ceiling with original exposed wooden beams, while three UPVC double-glazed windows bring in plenty of natural light.

Tiled flooring incorporates underfloor heating, and the kitchen opens directly into the orangery, creating a fantastic flow through the heart of the house.

The cabinetry comprises a high-quality range of wood-effect wall and base units, finished with substantial oversized Corian worktops, matching upstands and splashbacks.

The appliance specification is equally impressive.

There is a five-ring Neff induction hob, Neff extractor, integrated Neff microwave and dishwasher, alongside a double electric Miele oven.

Further integrated appliances include a wine cooler and fridge.

A one-and-a-half bowl inset sink with mixer tap is incorporated within the work surface, while under-unit lighting, two feature wall lights and a central statement light complete the kitchen.

There is also a contemporary wall-mounted radiator.

Orangery
Opening directly from the kitchen is a beautiful orangery, providing another fantastic living and entertaining space overlooking the gardens.

Multiple UPVC double-glazed windows create an almost panoramic relationship with the outside space, while roof windows above allow additional natural light to flood into the room.

Two sets of UPVC double-glazed patio doors open directly outside.

Tiled flooring continues through the orangery with underfloor heating, complemented by roofline spotlights and ambient LED lighting.

It is a room that feels completely connected to the landscape and provides a wonderful place to enjoy the gardens throughout the seasons.

Utility Room
The utility room has been finished in the same style as the main kitchen, ensuring the quality continues into the more practical areas of the house.

There is a range of wood-effect wall and base units with Corian worktops, alongside a large sink with mixer tap.

Dedicated spaces are provided for a washing machine and tumble dryer, while further cupboards provide excellent storage for coats, shoes and everyday household items.

The room features a vaulted ceiling with original exposed beams, tiled flooring with underfloor heating, UPVC double-glazed window and alarm unit.

A double-glazed composite stable-style door provides external access.

Bedroom Five / Third Reception Room
Returning through the main lounge brings you to one of the property's most versatile rooms.

Currently used as a fifth bedroom, this could equally become a substantial home office, playroom, guest suite or third reception room.

The room features tiled flooring with underfloor heating, spotlights and two feature wall lights.

A UPVC double-glazed window is complemented by two UPVC double-glazed French patio doors, opening directly onto the gardens and once again making the most of the surrounding setting.

There is also a central heating radiator and access to a private en-suite.

Ground-Floor En-Suite
The en-suite is fitted with a three-piece suite comprising a corner double shower, WC and wash basin with vanity storage.

It is fully tiled with tiled flooring and benefits from a UPVC double-glazed window, heated towel rail, spotlights, two feature wall lights and extractor fan.

A concealed cupboard also houses the boiler.

First Floor Landing
The open oak staircase rises from the main lounge to the first-floor landing.

Original beams continue across the ceiling, immediately reminding you of the property's heritage even at first-floor level.

From here there is access to four bedrooms and the family bathroom.

Further features include spotlights, smoke alarm and a central heating radiator.

Principal Bedroom Suite

The principal bedroom is a spectacular space in its own right.

A vaulted ceiling with exposed solid English oak beams gives the room enormous character, while three UPVC double-glazed windows capture fantastic countryside views from different directions.

Fitted shutters complement the windows, with a bespoke built-in window seat and extensive fitted storage creating a beautiful place to sit and enjoy the outlook.

The principal bedroom benefits from an impressive range of bespoke furniture and cabinetry by Mills & Scott, continuing the exceptional standard of craftsmanship found throughout Hob Hole.

From the bedroom there is direct access into the private en-suite.

Principal En-Suite
The principal en-suite continues the exceptional specification and features further bespoke Mills & Scott cabinetry, creating a consistent quality of finish between the bedroom and bathroom.

A corner double shower is complemented by a WC and wash basin set within beautifully crafted vanity furniture with a granite worktop and extensive storage.

High-quality sanitaryware and fittings are used throughout, alongside a feature illuminated mirror.

The room features tiled flooring with underfloor heating, spotlights and a vaulted ceiling incorporating exposed oak detailing.

A UPVC double-glazed window provides another superb view across the surrounding countryside.

Bedroom Two
Bedroom two is another particularly large double room.

Two UPVC double-glazed windows bring in an abundance of natural light, while oak flooring and a vaulted ceiling with exposed solid oak beams continue the character of the property.

The room benefits from bespoke fitted furniture and cabinetry by Mills & Scott, alongside a central heating radiator, spotlights and two feature wall lights.

This bedroom also enjoys its own private en-suite.

Bedroom Two En-Suite
The second en-suite has again been finished with bespoke Mills & Scott cabinetry, maintaining the same exceptional standard found within the principal suite.

The three-piece suite comprises a corner double shower, WC and wash basin incorporated within bespoke vanity furniture with a granite worktop and storage.

The room is fully tiled with tiled flooring and underfloor heating.

Further features include a feature illuminated mirror, UPVC double-glazed window with shutter, spotlights and extractor fan.

Bedroom Three
Bedroom three is another generous room with two UPVC double-glazed windows with fitted shutters.

A vaulted ceiling with exposed beams adds further character, complemented by built-in storage cupboards and a central heating radiator.

Bedroom Four / Home Office
The fourth first-floor bedroom is currently arranged as a dedicated home office.

There is a UPVC double-glazed window, central heating radiator and vaulted ceiling with exposed beams.

Bespoke built-in office furniture creates an excellent ready-made working environment, although the room could easily return to use as a bedroom if required.

The family bathroom has been finished to the same exceptional standard as the en-suites, with extensive bespoke furniture and cabinetry by Mills & Scott creating a beautifully coordinated finish.

At its centre is a freestanding roll-top bath, complemented by a WC and wash basin incorporated within bespoke vanity furniture with granite worktops and excellent storage.

High-quality sanitaryware and fittings feature throughout.

The bathroom has tiled flooring with underfloor heating, partial wall tiling, two feature wall lights, spotlights and a heated towel rail.

A UPVC double-glazed window with fitted shutter completes the room.

Craftsmanship & Solid Oak Features
An important part of understanding Hob Hole is the level of craftsmanship that went into its comprehensive rebuild by the current owner.

While the house has the appearance and atmosphere of a much older country residence, the exposed structural beams throughout the property are not reclaimed timber. New solid English oak was specifically used during the rebuild, providing the character of traditional construction alongside the integrity and quality of newly installed materials.

This craftsmanship continues with the property's bespoke, custom-made solid oak staircase, creating an impressive architectural feature within the main living accommodation and demonstrating the quality of materials used throughout the house.

The Grounds

Stepping outside, it becomes clear that Hob Hole is about far more than the house itself.

The property sits within approximately one acre of private grounds, surrounded by farmland and the rolling Cliviger countryside.

A gated entrance opens onto a tarmac driveway which winds towards the house, creating a genuine sense of arrival while maintaining the property's privacy from the outside world.

Gardens & Entertaining Areas
The established gardens have been thoughtfully created as a collection of individual spaces rather than simply one conventional lawn.

There are multiple Indian stone flagged patios, each positioned to take advantage of a different aspect of the gardens and surrounding countryside.

Some provide wonderful entertaining areas, while others create quieter places to sit in the sunshine and simply enjoy the setting.

Mature trees, established plants and carefully maintained borders fill the grounds with greenery and colour, while traditional stone boundary walls complement the architecture of the house.

The gardens are also highly productive, with an impressive selection of established fruit trees and soft fruit comprising six apple trees, two pear trees, two plum trees, a cherry tree, two blackcurrant bushes and a gooseberry bush.

Numerous external water points and electrical sockets have been conveniently positioned throughout the grounds, making the gardens practical to maintain while also providing excellent flexibility for outdoor entertaining.

One of the most distinctive features of the grounds is the beautiful ornamental stream running through the gardens, which is stocked with brook trout.

The movement and sound of the water adds another dimension to an already extraordinary setting and reinforces the feeling that Hob Hole is its own private countryside retreat.

Despite the far-reaching rural views, the mature gardens and surrounding landscape give the property a wonderful sense of enclosure and privacy.

Duck & Hen House
Tucked within the grounds is a wonderfully characterful ornamental duck and hen house, another detail that demonstrates just how individual this property is.

Far more considered than a conventional garden outbuilding, it benefits from intelligent lighting and its own internal camera system.

The system was originally installed to allow the owners to remotely observe young birds as they hatched and developed, providing a charming and highly unusual feature within the grounds.

Detached Triple Garage

Set separately from the main residence is an exceptional fully insulated triple garage and workshop complex, designed to a standard rarely seen within a residential property.

The building is fitted with premium Hörmann insulated electrically operated garage doors, providing secure and convenient access to each vehicle bay.

Internally, this is far more than conventional vehicle storage and would provide an outstanding environment for a collection of special cars, motorcycles or other prized vehicles.

The dedicated workshop area incorporates fitted steel storage cabinetry with a bespoke solid oak worktop, creating a substantial and highly practical workspace.

Extensive lighting, power and an alarm system add to the specification, while the garage even benefits from its own wood-burning stove, making it a comfortable space to use throughout the year.

A separate WC further increases the versatility of the building, allowing it to function as a serious workshop, hobby space or vehicle facility completely independently from the main house.

Above is a fully boarded loft area providing an exceptional amount of additional storage.

Security & Connectivity
Hob Hole benefits from a comprehensive Hikvision high-definition security system, supplied and maintained by Thorne Security.

The system incorporates infrared/night-vision cameras with remote monitoring, providing extensive coverage across the property and its external areas. This is complemented by alarm systems within both the main residence and detached triple garage complex.

For modern connectivity, the property also benefits from BT fibre-optic broadband, providing high-speed connectivity despite its wonderfully private countryside setting.

The property has also undergone significant external maintenance, including a recently renewed stone roof, helping preserve the traditional appearance and character of the building for years to come.

Hob Hole is difficult to appreciate from a list of rooms and specifications alone.

You can talk about the five-bedroom potential, multiple reception rooms, two en-suite bedrooms, bespoke kitchen, orangery, underfloor heating, approximately one-acre grounds and triple garage, but those individual features only tell part of the story.

It is the experience of moving through the property that makes it exceptional – walking from an exposed-beam lounge into a state-of-the-art kitchen, opening the doors onto the gardens, hearing the stream running through the grounds and looking out across the Cliviger countryside with almost complete privacy.

Hob Hole is not simply a house with an impressive specification. It is a genuinely individual home, in an extraordinary setting, and one that needs to be experienced in person to fully understand just how special it is.

Representing Agent - Louis Percival

EPC rating - TBC

Tenure - Freehold

Council tax band - E

Detached House for sale in Burnley, Burnley Road, Cliviger, Burnley, BB10 4SU, 3054 m²