Holiday Cottages Sleeping 12 Archives

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Holiday Homes Sleeping 12

6 couples, 2 families, 1 large group – whoever makes up your party of 12, kate & tom’s have the ultimate holiday home to make your getaway unforgettable. Whether you’re celebrating a special occasion, taking your annual summer holiday or escaping to the country for a cosy Christmas, we can help you find the perfect backdrop for your trip.

We know that finding the perfect large houses for family get-togethers can feel like a struggle. That’s why we offer a range of tailored holiday cottages to suit your needs. Whether you’re hosting a gathering for the extended family or a memorable break with friends – we have a range of large cottages perfect for you.

From coast to country, we have holiday cottages to rent sleeping 12, across England and Wales, ideally located in some of the UK’s most beautiful spots. Head to the Cotswolds for a taste of traditional English living, visit The Lakes for a party weekend with the girls or discover some hidden gems along the Welsh coast.

kate & tom's in the Cotswolds

The House in The Shoe

Gorgeous party house near Bath with hot tub and games room.

Sleeps 16 to 30Nr Bath

Ewelme Manor

Lovely Georgian house with heated outdoor pool and home cinema

Sleeps 14 to 26Gloucestershire

Kingham Cottages

Perfect Cotswolds village setting with lavish indoor pool and steam room

Sleeps 12 to 26Kingham, Cotswolds

Severn Lodge

Glorious Forest of Dean manor with hot tub and games room, sleeping up to 26

Sleeps 14 to 26Forest of Dean

Coach House Cottages

Beautiful Cotswold cottages with pool, hot tub, sauna and games.

Sleeps 16 to 24Cotswolds

Box Barn

Lovely Gloucestershire barn with pool, games room and space galore.

Sleeps 14 to 21Cotswolds

Park Farmhouse

Cotswolds gem for up to 20 with 300 acres, hot tub and table tennis.

Sleeps 12 to 20Cotswolds

Marsden Manor

Honeystone Cotswold manor house with heated pool, games room and tennis court.

Sleeps 10 to 20Rendcomb, Cotswolds

Hart of the Village

Cotswolds former pub for 20 with hot tub, bar, and summerhouse.

Sleeps 15 to 20Gloucestershire

Cotswold Valley Court

Head-turning Cotswold Jacobean mansion for 19 family or hens with hot tub.

Sleeps 14 to 19Cotswolds

Tyndale House

Six-bedroom Cotswold beauty with games room and a walk to the pub.

Sleeps 12 to 18Gloucestershire

Lansdown House

Stylish Regency townhouse with hot tub, cinema and games in the heart of Cheltenham

Sleeps 16 to 18Cheltenham

Cornflower Cottage

Cotswolds cottage near Bath with hot tub for 18 friends, hens or stags.

Sleeps 10 to 18Near Bath

Silvertree Manor

Rambling medieval mansion with heated pool and hot tub

Sleeps 12 to 18Forest of Dean

Awdry House

Peaceful Wiltshire family and friends house for 18.

Sleeps 16 to 18Cotswolds

Frampton Court

Gorgeous Cotswold manor house with games and cinema rooms.

Sleeps 14 to 16Cotswolds

Churchill Wood

Secluded country farmhouse with designer chic, hot tub, games room

Sleeps 12 to 16Spetchley, Worcestershire

Whittington House

Beautiful six-bed Cotswolds home with pool and games room.

Sleeps 12 to 16Cotswolds

Wellacres House

Stunning Cotswolds home for 16 with pool, hot tub and games barn.

Sleeps 12 to 16Blockley, Cotswolds

Walnut Tree Manor

Elizabethan Cotswold manor house for 16 with wild lake swimming.

Sleeps 16Chipping Campden, Cotswolds

Field Lane Farm

Cotswold country farmhouse for 16 with pool, games and steam train.

Sleeps 12 to 16Cotswolds

The Cyder House

Fine Georgian Cotswold gem for 16 with hot tub and games room.

Sleeps 14 to 16Gloucestershire

Southlake House

Modern Cotswolds house with cinema room, 17-foot hot tub and private Padel Court

Sleeps 12 to 15South Cerney, Cotswolds

Prospect House

Stylish country house with hot tub and spectacular Cotswold views

Sleeps 14Painswick, Gloucestershire

Kiftsgate Court

Cotswold mansion for 14 with stunning gardens and games room.

Sleeps 14Cotswolds

Woodchester House

Cotswold hunk for 14 with pool, bar, billiards and garden room.

Sleeps 14Cotswolds

Acacia Spa House

Sumptuous Cotswold spa retreat with hot tub, sauna and plunge pool.

Sleeps 12 to 14Cotswolds

Firefly Barn

Luxury Cotswolds barn for 14 with hot tub, cinema and games.

Sleeps 12 to 14Cotswolds

High Top Retreat

Cotswold modern marvel with hot tub, playground, and media room.

Sleeps 10 to 13Gloucestershire

Foxcote Grange

Glorious Cotswolds manor house with heated pool, tennis and games.

Sleeps 12Cotswolds

One One Eight

Lakeside Cotswold gem sleeping 12 with on-site spa and pools

Sleeps 12Cotswolds

Church Cottage

Cottage for 12 with heated pool in sleepy Cotswold village.

Sleeps 8 to 12Cotswolds

Dearholme

Five-bedroom beauty above Bath with outstanding valley views.

Sleeps 12Bath

kate & tom's by the Coast

The Coast House

Stylish Northumberland country house and cottages two miles from the coast

Sleeps 16 to 46Northumberland

The Dairy Farm Barns

Attractive converted barns in South Devon countryside

Sleeps 12 to 39South Devon

The Dairy Farm

Luxurious boutique farmhouse with heated outdoor pool and 20 acres

Sleeps 16 to 39South Devon

Wildflower Barns

Big Norfolk barns sleeping up to 26 with indoor pool and hot tubs.

Sleeps 14 to 26Norfolk

Butley Abbey Farmhouse

Rambling Suffolk farmhouse for up to 24 with tennis court and 2 acres

Sleeps 12 to 24Suffolk

The Jacobean Hall

Majestic Jacobean party palace set in a huge slice of Wales.

Sleeps 14 to 24North Wales

Kimmeridge Hall

Traditional country house set in countryside with fabulous sea views

Sleeps 16 to 24Kimmeridge, Dorset

The Moult

Stunning coastal escape with 22m heated pool and breathtaking views

Sleeps 14 to 24Salcombe, Devon

Surrounded by Sea

Napoleonic fort for 24 on the Cornish clifftops with private beach.

Sleeps 16 to 24Cornwall

Vineyard Estate

South Devon Estate on a working vineyard for 24 with pool and games.

Sleeps 12 to 24Devon

Greaves Hall

Welsh manor house for up to 23 with cinema, snooker and games room.

Sleeps 14 to 23Porthmadog, Wales

Laplands

Stylish barn in Devon with 11 en-suite bedrooms, games, bar and cinema room.

Sleeps 11 to 22Devon

The Lodge

Luxurious getaway with indoor pool, hot tub and games room

Sleeps 16 to 22North Wales

Shalfleet Manor

Lovely Isle of Wight manor house with pool and tennis

Sleeps 16 to 22Isle of Wight

Sandcastle Manor

Norfolk clifftop house for 22 with pool, hot tub, games and beach access.

Sleeps 16 to 22Norfolk

Mangerton House

Jurassic coast gem with pool, games, hot tub, sauna, gym and more.

Sleeps 16 to 20Dorset

Halula Gem

Fantastic Somerset family fun house with hot tub and games room.

Sleeps 12 to 20Bridgwater, Somerset

Lancestone House

Grade II-listed Cornwall escape for up to 20 with heated outdoor pool

Sleeps 16 to 20Torpoint, Cornwall

High Greenway Barn

Beautiful flint barn with stunning views, games and hot tub access.

Sleeps 12 to 20Norfolk

Aldwick Hundred

Arts-and-Crafts Sussex beach house with pool, spa, games and cinema

Sleeps 16 to 20West Sussex

The Hunting Lodge

North Wales retreat for 20 close to mountains and sea with pool.

Sleeps 16 to 20Pwllheli, North Wales

Rushay

Dorset gem for 20 with tennis, games, croquet and a walk to the sea

Sleeps 14 to 20Dorset

Hidden Orchard

Wacky Sussex gem with tennis, swimming, sauna and orchard.

Sleeps 12 to 20West Sussex

Butley Priory

Medieval marvel sleeping up to 19 close to Suffolk coast

Sleeps 13 to 19Suffolk

Studland Bay House

One of the best locations in England, amazing sea views, walk to the beach

Sleeps 12 to 19Dorset

Moorend Manor

Dartmoor family escape for 19 with gardens, hot tub and games room.

Sleeps 16 to 19Devon

Edge 14

Walk to the beach, ultra-stylish interiors, hot tub, great for surfing

Sleeps 12 to 18Newquay, Cornwall

Holmegate House and Wing

Stylish home with pool, hot tub and games for celebrations near the Jurassic coast.

Sleeps 14 to 18Dorset

Nethergrove

Lovely Dorset home for 18 with hot tub, sauna, cinema and games.

Sleeps 14 to 18Dorset

The Blue Door

Beachy family or party Newquay house for 20 with hot tub.

Sleeps 16 to 18Newquay, Cornwall

Austen House

Jurassic coast 8-bedroom mansion with hot tub, games and five acres

Sleeps 16 to 18Somerset

The Pink Door

Generously restored Cornish farmhouse for 18 with pool, sauna, hot tub and tennis

Sleeps 14 to 18Cornwall

Estuary Point

Devon house for 18 with hot tub, games and its feet in the water.

Sleeps 13 to 18South Devon

Walled Garden Cottages

Three Norfolk cottages for up to 18 with pool, hot tub and sauna.

Sleeps 12 to 18Norfolk

Coombe House

Lovely Devon family home with animals, games, heated pool and more.

Sleeps 15 to 17Combe Martin, Devon

Paynter Manor

Five-star fun for 16 in Cornwall, with hot tub, games and cinema.

Sleeps 16Newquay, Cornwall

Barford Beach House

Spectacular rough-luxe Cornish home with sauna, cinema and hot tub.

Sleeps 12 to 16Bude, Cornwall

Chalk Cliffs Villa

Bridlington seaside family house for 16 with hot tub.

Sleeps 16Bridlington, Yorkshire

Polpier (Sleeps 12)

Cornish coastal retreat with pool, games, disco and gazebo bar.

Sleeps 12 to 16Mevagissey, Cornwall

Villa Judapa

Isle of Wight Art Deco villa for up to 16 with sea views.

Sleeps 12 to 16Isle of Wight

Perrymoor Retreat

Converted Somerset farm for family or hens with spa-like ambience.

Sleeps 16Bridgwater, Somerset

Polpier

Cornish coastal gem for 16 with pool, tennis, games and gazebo bar.

Sleeps 16Mevagissey, Cornwall

The Willows

Beautiful South Downs country home for up to 16 with outdoor pool.

Sleeps 14 to 16Sussex

Landmark

Stunning Salcombe get-together with house-wide terrace and hot tub.

Sleeps 8 to 16Salcombe, Devon

Vineyard Farmhouse

South Devon get-together for up to 16 with play barn and indoor pool.

Sleeps 12 to 16Devon

Driftwood

North Norfolk celebration spot for 16 plus dogs, with wedding barn.

Sleeps 16Norfolk

North Beach House

Luxury for 16 on the Yorkshire coast with hot tub and games.

Sleeps 16Bridlington, Yorkshire

Peninsula Pool Retreat

Llyn Peninsula bolthole for 16 close to beaches with heated pool and hot tub.

Sleeps 14 to 16Wales

Ocean Sun Manor

Kent villa with indoor beach, cinema room and direct beach access.

Sleeps 15Kent

Meon Valley House

Fabulous South Downs family house with pool, sauna and games room.

Sleeps 10 to 15Hampshire

Blue Bay Retreat

North Wales beach retreat for up to 15 with hot tub and pool room.

Sleeps 11 to 15Wales

Torquay View

Big Devon house for 15 with pool, games, spa, cinema and sea views

Sleeps 15Torquay, Devon

Sunways

Spectacular location only yards from town with heated pool and stunning views.

Sleeps 9 to 15Dartmouth, Devon

St Clements Hastings

Big Hastings ex-church hall for 14 close to the beach and the Old Town.

Sleeps 8 to 14Hastings

The Stewardry

Stately Cornish manor house for 14 with tennis and games.

Sleeps 14Cornwall

Summers Lodge

Palatial former pub sleeping 14 just a splash from the Sussex shore

Sleeps 14West Sussex

Mulberry House

Super stylish coastal retreat, a winding walk to beaches

Sleeps 12 to 14Lyme Regis, Dorset

Great Alder House

North Wales family bolthole in an idyllic valley setting.

Sleeps 12 to 14North Wales

Lamper Head

Stunning indoor pool, stupendous views, hot tub, fire pit

Sleeps 14Dartmouth

Springfield House

Stunning interior design, games room and a walk to the beach

Sleeps 12 to 14Lyme Regis

The Wing at The Moult

Sublime retreat with 22m heated pool and breathtaking views

Sleeps 14Salcombe

South Parade House

Superstyled Southsea stunner with cinema room and games room

Sleeps 12 to 14Portsmouth, Hampshire

Tudor Hall

Five-star Norfolk medieval mansion for 14 with all mod cons

Sleeps 14Loddon, Norfolk

Whitby Lakehouse

Yorkshire-coast home with balconies, terraces, pergolas and games.

Sleeps 12 to 14Yorkshire

Jurassic View

Devon gem for 14 with hot tub, firepit and games and media room.

Sleeps 14Lyme Regis, Devon

Porthcurno Retreat

Cornish coastal retreat for 14 with pool, hot tub and games.

Sleeps 10 to 14Cornwall

Shell Sanctuary

Bournemouth town house for 14 just metres from the beach.

Sleeps 10 to 14Bournemouth

Owlscombe

Luxury family house high on the cliffs above North Somerset

Sleeps 12Somerset

The Water Shed

Sussex Grand Designs house for up to 12 with pool, tennis and hot tub.

Sleeps 10 to 12West Sussex

Holmegate House

Stylish Dorset holiday home with pool, hot tub and games close to the Jurassic coast.

Sleeps 8 to 12Dorset

Penpol

Lovely Mevagissey house and cottage for ten with harbour views.

Sleeps 8 to 12Mevagissey, Cornwall

The Slate Beach House

Ultra-stylish beach house with stunning views, hot tub and fire pit

Sleeps 12North Cornwall

kate & tom's in the Country

The Hall on the Hill

Cotswold manor near Malvern hills with hot tub for celebrations and hen groups.

Sleeps 16 to 30Cotswolds

Mountain Hideaway

Secluded Brecon Beacons farmhouse for 30 with hot tub and games.

Sleeps 16 to 30Abergavenny, Wales

Burghwood Hall

Undiluted luxury in North Norfolk amid 100 acres and a heated pool.

Sleeps 14 to 28Fakenham, Norfolk

Godolphin Hall

Luxury mid-Wales mansion for up to 28 with hot tub, gym and tennis.

Sleeps 16 to 28Llansantffraid, Wales

Ewelme Manor

Lovely Georgian house with heated outdoor pool and home cinema

Sleeps 14 to 26Gloucestershire

Kingham Cottages

Perfect Cotswolds village setting with lavish indoor pool and steam room

Sleeps 12 to 26Kingham, Cotswolds

Kingsley Estate

Somerset bolthole for family, hens or stags with hot tub and games room.

Sleeps 14 to 26Somerset

Emerald Farm

Oxfordshire party house with pool, sauna, hot tubs and cinema.

Sleeps 11 to 25Abingdon, Oxfordshire

Blackdown Grange

Somerset gem with pool, hot tub, games room and 22 peaceful acres.

Sleeps 14 to 25Somerset

Fairoaks Farm

Stylish holiday barns with indoor pool in the shadow of the Malvern Hills

Sleeps 16 to 24Herefordshire

Butley Abbey Farmhouse

Rambling Suffolk farmhouse for up to 24 with tennis court and 2 acres

Sleeps 12 to 24Suffolk

The Fitz

Spectacular Lakeland home with games barn, hot tub and BBQ lodge.

Sleeps 16 to 24Cockermouth, Lake District

Durham Dale House

Multigenerational Dales home for up to 24 with tennis, games and cinema.

Sleeps 16 to 24County Durham

Coach House Cottages

Beautiful Cotswold cottages with pool, hot tub, sauna and games.

Sleeps 16 to 24Cotswolds

Hedone House

Kent house for 23 with everything – pool, hot tub, tennis, cinema.

Sleeps 15 to 23Kent

The Moated Manor

Moated Suffolk manor for 23 with hot tub, games and outdoor play.

Sleeps 16 to 23Suffolk

Greaves Hall

Welsh manor house for up to 23 with cinema, snooker and games room.

Sleeps 14 to 23Porthmadog, Wales

Pheasant Hall

Lovely Welsh manor house for 23 with hot tub and lots of wow.

Sleeps 16 to 23Whitchurch, Shropshire

Laplands

Stylish barn in Devon with 11 en-suite bedrooms, games, bar and cinema room.

Sleeps 11 to 22Devon

Black Mountain Farmhouse

Welsh mountain escape for 22 with tennis, games and hot tub.

Sleeps 12 to 22Abergavenny, Wales

The Lodge

Luxurious getaway with indoor pool, hot tub and games room

Sleeps 16 to 22North Wales

Derwentwater House

Stunning country house on Derwentwater. Games room, fire pit

Sleeps 16 to 22Lake District

Shalfleet Manor

Lovely Isle of Wight manor house with pool and tennis

Sleeps 16 to 22Isle of Wight

Key West

Fun and funky Somerset house with pool, hot tub, games room and cinema

Sleeps 16 to 22Somerset

Redisham Hall

Georgian country house for up to 22 with 500 acres and games room.

Sleeps 16 to 22Suffolk

Barcroft Manor

Georgian house with hot tub, tennis court, indoor and outdoor pools

Sleeps 13 to 21Dartmouth

The Stables and Granary

Gorgeous barns with games room, hot tub and incredible countryside views

Sleeps 14 to 21Herefordshire

Box Barn

Lovely Gloucestershire barn with pool, games room and space galore.

Sleeps 14 to 21Cotswolds

Wisteria Farmhouse

Two Wiltshire beauties with pool, games room and room for 21.

Sleeps 13 to 21Bradford-on-Avon, Wiltshire

West Barn

Beautiful Somerset barn with cinema room, indoor pool, hot tub and sauna.

Sleeps 14 to 20Somerset

Old Brook School House

Luxury stay near Bath with pool for friends, family, stags and hens

Sleeps 16 to 20Near Bath

The Shed

Stylish Somerset barn with heated pool and family fun at every turn

Sleeps 14 to 20Somerset

Bristowe Hill

Elegant Edwardian Lakeland mansion with mountains of charm

Sleeps 16 to 20Keswick, Lake District

Croft House

Heated pool, games room, cellar celebration room, lovely gardens

Sleeps 14 to 20Devon

Severals House

Grand Hampshire house with pool, tennis, games room and zip wire.

Sleeps 12 to 20Hampshire

Birkmere Barn & Cottages

Luxurious large spaces on the edge of the Lake District

Sleeps 14 to 20Lake District

Mangerton House

Jurassic coast gem with pool, games, hot tub, sauna, gym and more.

Sleeps 16 to 20Dorset

The Hyde

Worcestershire winner for 20 with tennis, hot tub and real railway.

Sleeps 12 to 20Worcestershire

Southside House

Baronial beauty near Bath with hot tub, games room, bar and logs.

Sleeps 10 to 20Bath

The Hunting Lodge

North Wales retreat for 20 close to mountains and sea with pool.

Sleeps 16 to 20Pwllheli, North Wales

Starhill Manor

Herefordshire family house with games, bar, hot tub and playroom.

Sleeps 16 to 20Ross on Wye, Herefordshire

Bixley Manor

Grand Norfolk gem for 20 with pool, hot tub and gorgeous gardens.

Sleeps 10 to 20Norwich, Norfolk

Grove Farm

Rural Buckinghamshire escape for 19 just 45 minutes from London.

Sleeps 15 to 19Buckinghamshire

Albaston Lodge

Comfortable, stylish old rectory with tennis court, hot tub and endless views.

Sleeps 15 to 19Shropshire

Severn Valley Manor

Mid-Wales manor house for 19 with hot tub, pool, games, cinema and piano.

Sleeps 16 to 19Wales

Bishop of Ely Stables

Dog-friendly Essex pad for 19 with swimming pool, bar and hot tub.

Sleeps 12 to 19Essex

Butley Priory

Medieval marvel sleeping up to 19 close to Suffolk coast

Sleeps 13 to 19Suffolk

Royal Tudor Manor

Gorgeous period home with gardens and sauna on Wiltshire estate

Sleeps 13 to 19Wiltshire

Harlech Retreat

Welsh beauty for 19 with yoga room, piano and sociable serenity.

Sleeps 12 to 19Wales

Cotswold Valley Court

Head-turning Cotswold Jacobean mansion for 19 family or hens with hot tub.

Sleeps 14 to 19Cotswolds

Wye House

Welsh border retreat with gym, games, cinema and indoor pool.

Sleeps 16 to 18Gloucestershire

Tyndale House

Six-bedroom Cotswold beauty with games room and a walk to the pub.

Sleeps 12 to 18Gloucestershire

Ridgeway House

Bright, breezy modern escape with hot tub on the Berkshire Downs

Sleeps 12 to 18Berkshire

Owl’s Hatch

Sussex country home for 18 with big garden, billiards and piano.

Sleeps 12 to 18West Sussex

Hallin Fell House

Live in this luxurious Lakeland Fells barn with views of Ullswater

Sleeps 14 to 18Lake District

Foxholme

Country house with a pool, hot tub and tennis court. Close to Leeds and York

Sleeps 14 to 18Aberford, Yorkshire

School’s Out

Warwickshire retreat for up to 18 with hot tub and huge games room.

Sleeps 14 to 18Warwickshire

Cornflower Cottage

Cotswolds cottage near Bath with hot tub for 18 friends, hens or stags.

Sleeps 10 to 18Near Bath

Silvertree Manor

Rambling medieval mansion with heated pool and hot tub

Sleeps 12 to 18Forest of Dean

Lake View Hall

Luxury Devon country home for 18 with 38 acres, games and swimming lake.

Sleeps 12 to 18Devon

Awdry House

Peaceful Wiltshire family and friends house for 18.

Sleeps 16 to 18Cotswolds

Austen House

Jurassic coast 8-bedroom mansion with hot tub, games and five acres

Sleeps 16 to 18Somerset

Daffodil Lodge

Bristol cabin with hot tub sleeping 18 family, hens and stags.

Sleeps 8 to 18Near Bristol

Walled Garden Cottages

Three Norfolk cottages for up to 18 with pool, hot tub and sauna.

Sleeps 12 to 18Norfolk

Burrow Retreat

Stunning period Somerset home with great tech and two hot tubs

Sleeps 15 to 17Somerset

Ouse Valley Manor

Milton Keynes manor house for 17 with hot tub, games and sauna.

Sleeps 15 to 17Buckinghamshire

Chalkstream House

Hampshire family gem for 17 with nice garden, firepit and zip wire.

Sleeps 12 to 17Hampshire

Coombe House

Lovely Devon family home with animals, games, heated pool and more.

Sleeps 15 to 17Combe Martin, Devon

Primrose House

Bristol party cabin for 17 with heated pool and hot tub.

Sleeps 10 to 17Near Bath

Frampton Court

Gorgeous Cotswold manor house with games and cinema rooms.

Sleeps 14 to 16Cotswolds

Eastlands

Luxury 600-acre estate sleeping 16 high above the South Downs

Sleeps 14 to 16West Sussex

Orchard Hill Barn

Suffolk barn with heated pool, Med-style patio, snooker and sauna.

Sleeps 16Suffolk

The Vicars Retreat

Former Peak District vicarage for 16 with hot tub and games room

Sleeps 16Peak District

Dairy House & Cowshed

Lovely Somerset hamstone surrounded by countryside with wood-fired hot tub

Sleeps 16Somerset

Churchill Wood

Secluded country farmhouse with designer chic, hot tub, games room

Sleeps 12 to 16Spetchley, Worcestershire

Perrymoor Retreat

Converted Somerset farm for family or hens with spa-like ambience.

Sleeps 16Bridgwater, Somerset

The Long House & Cottages

Gorgeous country house, beautiful Lake District views

Sleeps 12 to 16Lake District

The Water Lily

Nirvana in nature for 14 in Hampshire, with pool, hot tub and gym.

Sleeps 14 to 16Hampshire

Whittington House

Beautiful six-bed Cotswolds home with pool and games room.

Sleeps 12 to 16Cotswolds

The Villa in the Trees

North London LA-style home with pool, gym, sauna, cinema and games.

Sleeps 10 to 16North London

Arosfa Lodge

A Welsh wizard with estuary views, hot tub, games room and gym.

Sleeps 16North Wales

Holwell Farmhouse

Gorgeous Devon farmhouse for 16 with hot tub, games and red deer

Sleeps 16Devon

Walnut Tree Manor

Elizabethan Cotswold manor house for 16 with wild lake swimming.

Sleeps 16Chipping Campden, Cotswolds

Mountain Lodge

Secluded Brecon Beacons farmhouse for 16 with hot tub and games.

Sleeps 12 to 16Abergavenny, Wales

Chester Place

Stunning house for 16 on the Dee in Chester with cinema and games.

Sleeps 16Chester

Lotus Cottage and Spa

Big Northamptonshire party house for 16 with its own boutique spa.

Sleeps 16Northamptonshire

West End Farm

Immaculate home for up to 16 in Yorkshire Wolds with hot tub and games.

Sleeps 12 to 16Yorkshire

Woodland House

Big hillside Surrey house in the woods with pool, tennis and games

Sleeps 10 to 16Surrey

Field Lane Farm

Cotswold country farmhouse for 16 with pool, games and steam train.

Sleeps 12 to 16Cotswolds

The Cyder House

Fine Georgian Cotswold gem for 16 with hot tub and games room.

Sleeps 14 to 16Gloucestershire

Northridge Hall

Big Yorkshire play manor with half an acre, hot tubs and log fires.

Sleeps 8 to 16Ledsham, Leeds

Honeydew House

Kent hen and family house for 16 with hot tub and lovely garden.

Sleeps 16Kent

Watson Hall

Amazing Cumbria gem for 16 with hot tub, pool table and all the luxuries.

Sleeps 10 to 16Cumbria

Robin House

Yorkshire Dales house for 16 in Hawes with walks from the door.

Sleeps 16Yorkshire

Greenway East Barn

Stunningly restored barn with perfect views, games room and spa access

Sleeps 14 to 16North Norfolk

Antlers Lodge

Rugged luxury for 16 in North Wales with hot tub and mountain views.

Sleeps 14 to 16North Wales

Holly Croft House

Grand Midlands pad with pool, gym, sauna, hot tub, and cinema.

Sleeps 12 to 16Warwickshire

Black Swan Farmhouse

Classic Somerset country farmhouse with lakes, gym and sauna.

Sleeps 16Wincanton, Somerset

Crossroad Farm

Five-star Yorkshire farmhouse for 16 with spa, games and BBQ area.

Sleeps 16Yorkshire

The Old Yard

Yorkshire barn for 16 with swim-spa, pool table and social spaces.

Sleeps 16Yorkshire

Chapel House

Northants escape with games, shepherds’ huts and woodland walks.

Sleeps 9 to 15Northamptonshire

Meon Valley House

Fabulous South Downs family house with pool, sauna and games room.

Sleeps 10 to 15Hampshire

Temple Sun Manor

Boston retreat for 15 with hot tub, games and Real Sunlight Room.

Sleeps 15Lincolnshire

Bucks Farm

Lovely rural Buckinghamshire farmhouse with hot tub.

Sleeps 12 to 15Beaconsfield

Beside the Lake

Hampshire family house with lake, four acres and tennis.

Sleeps 14 to 15Hampshire

Bell Tower Lodge

Suffolk country house with heated pool, garden and playroom.

Sleeps 14 to 15Suffolk

Lambrook House

Georgian classic for 15 with garden views and tennis court.

Sleeps 15Bath

Burlton Grange

Seven-bedroom Shropshire country house with games and hot tub.

Sleeps 15Shropshire

The Stewardry

Stately Cornish manor house for 14 with tennis and games.

Sleeps 14Cornwall

Tamaris House

Lovely celebration house on the Cornwall/Devon border with hot tub.

Sleeps 14Devon

Featherstone Farm

Sumptuous grade II-listed Somerset-hamlet farmhouse with hot tub.

Sleeps 14Somerset

Great Alder House

North Wales family bolthole in an idyllic valley setting.

Sleeps 12 to 14North Wales

Greene Farmhouse

Stunning Suffolk gem with cinema, tennis court and outdoor rooms.

Sleeps 14Suffolk

Lamper Head

Stunning indoor pool, stupendous views, hot tub, fire pit

Sleeps 14Dartmouth

Taikoo

Tranquil Dartmoor home in 6 acres with moor access and indoor heated pool

Sleeps 14Dartmoor, Devon

Crackenthorpe Hall

Lakeland home for 14 with games, 11 acres and fishing rights.

Sleeps 12 to 14Cumbria

Masefield House

Shropshire family house for 14 with hot tub, tennis, bar and cinema.

Sleeps 12 to 14Shropshire

Aurora House

Surrey spectacular with pool, games room, cinema, gym and terraces.

Sleeps 12 to 14Surrey

Kiftsgate Court

Cotswold mansion for 14 with stunning gardens and games room.

Sleeps 14Cotswolds

Hazelwood House

Spacious house for 14 near Henley-on-Thames with hot tub and games.

Sleeps 12 to 14Henley-on-Thames

Tudor Hall

Five-star Norfolk medieval mansion for 14 with all mod cons

Sleeps 14Loddon, Norfolk

Acacia Spa House

Sumptuous Cotswold spa retreat with hot tub, sauna and plunge pool.

Sleeps 12 to 14Cotswolds

Barmby Lane Lodge

Yorkshire get-together for 14 with covered veranda and hot tub.

Sleeps 10 to 14Yorkshire

The Brecon Pink House

Brecon Beacons Welsh manor house with tennis, games and hot tub.

Sleeps 14Brecon, Wales

Meadow View Manor

Handsome redbrick manor house in acres of Norfolk farmland, sleeping 14.

Sleeps 14Norfolk

Severn Valley Cottages

Two adjoining mid-Wales cottages sleeping 14 with pool and hot tub.

Sleeps 12 to 14Wales

California Dreamin’

LA-inspired Surrey home with pool, hot tub, gym and lots of wow.

Sleeps 12 to 14Surrey

Riverbank House

River Wye lodge for 14 with games, pool, river launch and log fire.

Sleeps 14Ross-on-Wye

Granary Grove Farm

Yorkshire gem for 14 with hot tubs, kids’ play and games room.

Sleeps 14Yorkshire

Country Garden Manor

Wiltshire family manor house with outdoor pool and games room.

Sleeps 12 to 14Wiltshire

Howard Hall South Wing

Play Lord and Lady in the wing of a Yorkshire manor with tennis and pool

Sleeps 13Yorkshire

Suncrisp House

Suncrisp House sleeps 13 in rural Somerset with hill views and hot tub.

Sleeps 13Somerset

The Barn at Honeybridge Estate

17-acre renovated Sussex barn with hot tub and tennis court.

Sleeps 8 to 12West Sussex

Countryside Cottage and Spa

Traditional meets contemporary in 5-star Wiltshire escape with spa

Sleeps 12Edington, Wiltshire

The Ridge

Modern marvel for 12 with vertiginous views of Bath Valley.

Sleeps 12Charlcombe, Bath

Windermere Retreat

Stunning Lakeland home for 12 with views across Windermere

Sleeps 10 to 12Lake District

Waterfall House

Lovely house in a great setting with hot tub, stables and table tennis

Sleeps 12Dartmoor

Foxcote Grange

Glorious Cotswolds manor house with heated pool, tennis and games.

Sleeps 12Cotswolds

The Hollies

Glamorous Grade-II Hampshire designer haven with pool and hot tub

Sleeps 10 to 12Hampshire

River Park View

Thames-side family home for 12 with boat, river access and games.

Sleeps 10 to 12Berkshire

Church Cottage

Cottage for 12 with heated pool in sleepy Cotswold village.

Sleeps 8 to 12Cotswolds

Dearholme

Five-bedroom beauty above Bath with outstanding valley views.

Sleeps 12Bath

South Downs Farm

Glorious slice of rural England in Hampshire with heated pool

Sleeps 10 to 12Hampshire

Eden Valley Hall Farm

Luxury Lakeland farm sleeping 12 with cosy fires and snooker.

Sleeps 12Cumbria

Highstead House

Sussex spectacular for 12 with pool, hot tub, tennis and 2 acres.

Sleeps 10 to 12West Sussex

Tranquility Lakehouse

Thatched delight in Sonning for 12 with games, terrace and gym.

Sleeps 10 to 12Oxfordshire

Waterview Lodge

Central Bowness house with hot tub, cinema and balcony lake views.

Sleeps 12Bowness-on-Windermere

kate & tom's in Town

Ophelia Apartments

A collection of luxury apartments for large parties, in the heart of Liverpool.

Sleeps 14 to 36Liverpool

Delphi Apartments

Four linked luxury apartments with bar in the heart of Liverpool

Sleeps 16 to 35Liverpool

Georgian Quarter Townhouse

Fabulous Liverpool townhouse for 30 close to the city action.

Sleeps 15 to 30Liverpool

Crystal Hall

Essex mansion with pool, hot tub, sauna, games, cinema and gym.

Sleeps 14 to 26Essex

Halula Hygge

Purple palace in Somerset for 24 with hot tub and wellness features

Sleeps 14 to 24Bridgwater, Somerset

Font Hall

Magnificent London home with games room, sauna and gardens

Sleeps 14 to 22Eltham, Greenwich

Anfield 88

Stylish house for 21 with bar close to the beating heart of the city

Sleeps 14 to 21Liverpool

Liverpool Townhouse

Fabulous townhouse in downtown Liverpool sleeping 21

Sleeps 15 to 21Liverpool

Old Brook School House

Luxury stay near Bath with pool for friends, family, stags and hens

Sleeps 16 to 20Near Bath

Halula Gem

Fantastic Somerset family fun house with hot tub and games room.

Sleeps 12 to 20Bridgwater, Somerset

Mansion in the Meadows

The lap of London luxury for 19 with pool, games, gym and cinema.

Sleeps 16 to 19Greater London

The Old Station House

Hen-perfect house for 18 close to central Canterbury and the coast

Sleeps 16 to 18Canterbury

Foxholme

Country house with a pool, hot tub and tennis court. Close to Leeds and York

Sleeps 14 to 18Aberford, Yorkshire

Edge 14

Walk to the beach, ultra-stylish interiors, hot tub, great for surfing

Sleeps 12 to 18Newquay, Cornwall

Lansdown House

Stylish Regency townhouse with hot tub, cinema and games in the heart of Cheltenham

Sleeps 16 to 18Cheltenham

Awdry House

Peaceful Wiltshire family and friends house for 18.

Sleeps 16 to 18Cotswolds

Estuary Point

Devon house for 18 with hot tub, games and its feet in the water.

Sleeps 13 to 18South Devon

The Vicars Retreat

Former Peak District vicarage for 16 with hot tub and games room

Sleeps 16Peak District

Chalk Cliffs Villa

Bridlington seaside family house for 16 with hot tub.

Sleeps 16Bridlington, Yorkshire

Chester Place

Stunning house for 16 on the Dee in Chester with cinema and games.

Sleeps 16Chester

Northridge Hall

Big Yorkshire play manor with half an acre, hot tubs and log fires.

Sleeps 8 to 16Ledsham, Leeds

North Beach House

Luxury for 16 on the Yorkshire coast with hot tub and games.

Sleeps 16Bridlington, Yorkshire

Blue Bay Retreat

North Wales beach retreat for up to 15 with hot tub and pool room.

Sleeps 11 to 15Wales

Torquay View

Big Devon house for 15 with pool, games, spa, cinema and sea views

Sleeps 15Torquay, Devon

Escape to Town

Gorgeous Southampton waterfront home for 15 with cinema room.

Sleeps 15Southampton

St Clements Hastings

Big Hastings ex-church hall for 14 close to the beach and the Old Town.

Sleeps 8 to 14Hastings

Charlotte Street Townhouse

Smart five-storey townhouse for 14 family and friends in Bath

Sleeps 14Bath

Shell Sanctuary

Bournemouth town house for 14 just metres from the beach.

Sleeps 10 to 14Bournemouth

Howard Hall South Wing

Play Lord and Lady in the wing of a Yorkshire manor with tennis and pool

Sleeps 13Yorkshire

The Ridge

Modern marvel for 12 with vertiginous views of Bath Valley.

Sleeps 12Charlcombe, Bath

The Minister’s House

A magnificent double fronted townhouse, sleeping 12 in central Bath.

Sleeps 12Bath

Crown Gate House

Nottingham city retreat for hens and families with rooftop hot tub.

Sleeps 12Nottingham

Dearholme

Five-bedroom beauty above Bath with outstanding valley views.

Sleeps 12Bath

Cottages to rent sleeping 12

At kate & tom’s, we understand that no two 12-person holidays are the same. Whether it’s 6 double or twin bedrooms, or a mixture of doubles and singles for adults and kids, everyone will have their own private quarters at the end of your busy days.

Our holiday cottages that sleep 12 feature a range of exciting features to entertain large groups. From a private garden to a cinema room, steam room or indoor pool, you’ll have a variety of options to choose from. We also have holiday cottages in a range of beautiful countryside locations across the United Kingdom, from South Devon, East Devon, North Devon and the Blackdown Hills to North Wales, the Yorkshire Dales and many more!

The kids will love the games room (featuring table tennis, a pool table and more) and swimming pools, whilst the adults can unwind in the private hot tub or relax in the library room. The only question remains, where do you want to go? Take a look at our selection of holiday homes sleeping 12 for some inspiration or get in touch with our friendly experts who can help you find the perfect holiday.