123 Main Street, Newcastle BT33 0AE
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Situated on the fringe of the historic Seaforde Demesne we are privileged to be able to offer this beautiful and very charming converted stone built mill building in a fantastic rural location. Groom’s Cottage is one of a cluster of seven mill building conversions carried out in 2008. It comprises a 2 storey 4 bedroom (3 en suites) spacious family home which also includes entrance hallway, boot store, living room. kitchen, utility room and dressing room. Groom’s Cottage along with Footman's, Woodsman's and Millar's Cottages are arranged around a central communal courtyard with the entire complex retaining many of its original features and all of its old rustic charm. There is a large open gravelled area for parking and turning to the front of the property with a small paved courtyard to the side. This property will suit a wide variety of purchasers from those seeking a very comfortable full time home to those second homers who see this as their very own little slice of heaven. Groom’s Cottage is only a couple of minutes’ drive from Seaforde and the main A24 Newcastle to Belfast Road and only 15 minutes’ drive to Newcastle, 15 minutes’ drive to Downpatrick and 30 minutes’ drive to Belfast. Nearby local amenities include the Seaforde woodland walk and the Seaforde Butterfly House.

Key Information

Address Groom's Cottage, 2 Coach Horse Lane, Cottage Road, Seaforde
Style Barn Conversion
Status For sale
Price Asking price £325,000
Bedrooms 4
Bathrooms 3
Receptions 1
Heating Gas
EPC Rating D57/D58


  • Grooms Cottage is a fantastic stone built converted mill building in a courtyard setting
  • Comprises 4 bedrooms with 3 en suites along with entrance porch, entrance hallway, boot store, utility room, living room, kitchen and dressing room
  • Internal ceilings and walls are a mix of natural stone and rough cast plaster throughout
  • Floors are polished oak throughout with tiles to porch, kitchen, utility room and bathrooms
  • Window frames are hardwood double glazed sliding sash and side opening with deep slate topped window sills and red brick feature arches over
  • Kitchen is modern and contemporary and includes built in hob, oven, extractor hood, dishwasher and fridge
  • Bathrooms are fitted with white heritage style sanitary ware and a mix of showers and bath
  • Radiators are a mix of old traditional and new
  • There is an extensive gravel area to front for parking and turning
  • A private paved patio area lies to the side for summer bar-b-ques
  • Groom’s Cottage has high speed wireless broadband internet access and an intruder alarm
  • It is accessed via fully finished concrete laneway properly lined with kerbs

Additional Information



Ground Floor


(Room dimensions are included on the floor plans within the photo slideshow)


Entrance Porch

Timber style entrance door leads into entrance porch

A framed style side window for maximum light

Tiled floor


Entrance Hallway

Timber style internal entrance door leads into entrance hallway

Recessed ceiling spotlights

Oak stairs to first floor

Boot store with shelving and hanging space

Arched doorway with full glazed panels and side panels leading out to central courtyard


Living Room

Timber entrance door with glazed panel and side panel leads into living room

Multi fuel stove built into chimney breast with stone hearth and antique timber mantle


Utility Room

Full range of built in both high and low level units with single sink and drainer and space for slot in washing machine and tumble dryer

Broom cupboard



Recessed ceiling spotlights and tiled floor

Full range of both high and low level maple style units with matching worktops and upstand

Sink and a half with drainer, built in fridge freezer, built in ELECTROLUX oven and grill (newly installed) and built in ZANUSSI electric hob with stainless steel splash back and overhead canopy and extractor fan


Bedroom (1)

Recessed ceiling spotlights

Double doors with glazed panels to juliet balcony


Bedroom (1) En Suite

Mixed of rough cast plaster and tiled walls with tiled floor

White wall mounted WC with recessed cistern and pedestal WHB

Fully tiled wet room style mains shower


First Floor





Bedroom (2)

Recessed ceiling spotlights with roof lights

Double opening balcony doors with glazed panels to juliet balcony


Bedroom (2) En Suite

Part roughcast plastered and part tiled walls with tiled floor

White Geberit WC with recessed cistern and heritage style vanity WHB

Bath with telephone shower head


Dressing Room

Recessed ceiling spotlights with roof lights


Bedroom (3)

Recessed ceiling spotlights with roof lights


Bedroom (3) En Suite

Heritage style WC and pedestal sink

Contemporary corner bath with rain head shower and curtain rail


Bedroom (4) or Second Living Room

Accessed through Bedroom (3)

With double opening doors with glazed panels to juliet balcony




Groom’s Cottage is approached via the concreted and kerbed Coach Horse Lane

Gravel area to front with area for parking and turning

Private paved patio area to side with access gate

Access to enclosed courtyard to rear and shared with surrounding cottages 


Service Charge

The management company is CSM Property Management Ltd.

The service charge for the period 1.4.22 to 31.3.23 for No. 2 Coach Horse Lane = £862.46

CSM is based on the Lisburn Road in Belfast.



The rates payable for Groom’s Cottage for the rating year 2022/23 = £1,438.80



We understand that the title is Freehold


These particulars do not constitute any part of an offer or contract. None of the statements contained in these particulars are to be relied on as statements or representations of fact and any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The Vendor does not make or give and neither T.L Graham & Son nor any person in their employment has any authority to make or give any representation or warranty whatever in relation to this property. Please note that we have not tested the services or systems in this property. Purchasers should make/commission their own inspections if they feel it is necessary. Photographs are reproduced for general information and it must not be inferred that any item is included for sale with the property.

(NB. All measurements are approximate)


Coach Horse Lane is situated just off Cottage Road outside the village of Seaforde in Co. Down. From Seaforde village take the Seaforde Road for 0.4 miles and then turn left into Cottage Road. Travel along Cottage Road for another 0.4 miles and Coach Horse Lane is on your right hand side. Turn into the lane, go over the brow of the hill and you will see Groom’s Cottage is in front of you as you drop down into the courtyard.