Holiday Cottages Sleeping 12

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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.

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

Severn Bank House

Severn Bank House

Family-friendly house with pool hanging over the River Severn
Sleeps 6 to 30Gloucestershire
Kingham Cottages

Kingham Cottages

Perfect Cotswolds village setting with lavish indoor pool and steam room
Sleeps 12 to 26Kingham, Cotswolds
The House in The Shoe

The House in The Shoe

Gorgeous party house near Bath with hot tub and games room.
Sleeps 6 to 24Nr Bath
Marsden Manor

Marsden Manor

Honeystone Cotswold manor house with heated outdoor pool
Sleeps 10 to 20Rendcomb, Cotswolds
Pedington Manor

Pedington Manor

Stunning country house with hot-tub, games room and children's den.
Sleeps 10 to 20Berkeley, Cotswolds
The Tower House

The Tower House

Party perfection in chic Cheltenham Spa
Sleeps 6 to 20Cheltenham, Cotswolds
The Hideout

The Hideout

Huge Cotswolds house for 20 with hot tub, cinema room and two acres
Sleeps 6 to 20South Cotswolds
Severn Lodge

Severn Lodge

Glorious Forest of Dean manor with hot tub and games room, sleeping up to 19
Sleeps 6 to 19Forest of Dean
Box Barn

Box Barn

Lovely Gloucestershire barn with pool, games room and space galore.
Sleeps 6 to 17Cotswolds
Wellacres House

Wellacres House

Stunning Cotswolds home for 16 with pool, hot tub and games barn.
Sleeps 8 to 16Blockley, Cotswolds
Churchill Wood

Churchill Wood

Secluded country farmhouse with designer chic, hot tub, games room
Sleeps 8 to 16Spetchley, Cotswolds
Hill House

Hill House

Stylish Cotswolds country house with huge pool, hot tub and tennis court
Sleeps 8 to 16Shipston, Cotswolds
Orchard Farmhouse

Orchard Farmhouse

Stylish Cotswolds country farmhouse with hot tub, games room, great views
Sleeps 8 to 16Alcester, Cotswolds
Southlake House

Southlake House

Modern Cotswolds house with cinema room, tennis and 17-foot hot tub
Sleeps 6 to 15South Cerney, Cotswolds
Hillside House

Hillside House

Stylish country house with hot tub and spectacular Cotswold views
Sleeps 6 to 14Painswick, Gloucestershire
Whittington House

Whittington House

Beautiful six-bed Cotswolds home with outdoor pool and games room.
Sleeps 12 to 14Cotswolds
Chestnut House

Chestnut House

Stunning Georgian house set in eleven acres, with hot tub
Sleeps 11 to 14Minchinhampton, Cotswolds
Cotswold Valley Court

Cotswold Valley Court

Fully renovated head-turning Cotswold Jacobean mansion sleeping 16, with hot tub
Sleeps 8 to 14Cotswolds
Oak House and Stables

Oak House and Stables

Stunning Cotswold home with pool, games and lots of heart.
Sleeps 8 to 12North Cotswolds
Foxcote Grange

Foxcote Grange

Glorious Cotswolds manor house with heated pool, tennis and games.
Sleeps 6 to 12Cotswolds
One One Eight

One One Eight

Lakeside Cotswold gem sleeping 12 with on-site spa and pools
Sleeps 12Cotswolds
Ferndale House

Ferndale House

Six-bedroom Cotswolds lakeside villa with on-site swimming and spa
Sleeps 12Cotswolds
Gladwin Hall (Sleeps 12)

Gladwin Hall (Sleeps 12)

Grand Cotswold living for 12 with hot tub, games and bags of style.
Sleeps 12Cheltenham
Church Cottage

Church Cottage

Cottage for 12 with heated pool in sleepy Cotswold village.
Sleeps 10 to 12Cotswolds

kate & tom's by the Coast

The Dairy Farm Barns

The Dairy Farm Barns

Attractive converted barns in South Devon countryside
Sleeps 12 to 39South Devon
Hideaway Cove

Hideaway Cove

Spectacular 11-bedroom mansion on a private Pembrokeshire beach
Sleeps 6 to 28Tenby, Wales
Wessex Manor

Wessex Manor

Stunning Victorian Dorset manor house close to sandy beaches
Sleeps 6 to 24Dorset
Ludbrook Manor

Ludbrook Manor

Idyllic manor house with indoor pool, hot tub and stunning gardens
Sleeps 6 to 24South Hams, Devon
The Moult

The Moult

Stunning coastal escape with 22m heated pool and breathtaking views
Sleeps 4 to 24Salcombe, Devon
Taw Valley House

Taw Valley House

Ten-bed Devon manor house with hot tub close to country and coast
Sleeps 6 to 24North Devon
Halula Beach House

Halula Beach House

Fun and funky family house near Fistral Beach with pool and hot tub
Sleeps 6 to 24Newquay, Cornwall
Craneswater House

Craneswater House

Hen-perfect south-coast former hotel with sauna and lovely bedrooms
Sleeps 6 to 22Southsea
River View Castle

River View Castle

Cornish Castle on the river Tamar, with pool and woodlands
Sleeps 6 to 22Cornwall
The Lodge

The Lodge

Luxurious getaway with indoor pool, hot tub and games room
Sleeps 6 to 22North Wales
Kimmeridge Hall

Kimmeridge Hall

Traditional country house set in countryside with fabulous sea views
Sleeps 6 to 22Kimmeridge, Dorset
Edge 14

Edge 14

Walk to the beach, ultra-stylish interiors, hot tub, great for surfing
Sleeps 12 to 22Newquay, Cornwall
Villa Judapa

Villa Judapa

Art Deco villa on the Isle of Wight with sea views
Sleeps 6 to 20Isle of Wight
Southshore Place

Southshore Place

Hen and family fun in elegant Southsea ex-hotel with hot tub.
Sleeps 6 to 20Portsmouth, Hampshire
Barrington House

Barrington House

Luxury house for 12 with hot tub overlooking the Dartmouth Estuary
Sleeps 12 to 18Dartmouth
Meon Valley House

Meon Valley House

Fabulous South Downs family house with pool, sauna and games room.
Sleeps 10 to 17Hampshire
Barford Beach House

Barford Beach House

Spectacular rough-luxe Cornish home with sauna, cinema and hot tub.
Sleeps 12 to 16Bude, Cornwall
The Slate Beach House

The Slate Beach House

Ultra-stylish beach house with stunning views, hot tub and fire pit
Sleeps 12 to 16North Cornwall
Lamper Head

Lamper Head

Stunning indoor pool, stupendous views, hot tub, fire pit
Sleeps 6 to 14Dartmouth
Springfield House

Springfield House

Stunning interior design, games room and a walk to the beach
Sleeps 6 to 14Lyme Regis
St Clements

St Clements

Big Hastings ex-church hall for 14 close to the beach and the Old Town.
Sleeps 10 to 14Hastings
Mulberry House

Mulberry House

Super stylish coastal retreat, a winding walk to beaches
Sleeps 12 to 14Lyme Regis, Dorset
The Wing at The Moult

The Wing at The Moult

Sublime retreat with 22m heated pool and breathtaking views
Sleeps 6 to 14Salcombe
Tudor Hall

Tudor Hall

Five-star Norfolk medieval mansion for 14 with all mod cons
Sleeps 6 to 14Loddon, Norfolk
Landmark

Landmark

Stunning Salcombe get-together with house-wide terrace and hot tub.
Sleeps 6 to 14Salcombe
South Parade House

South Parade House

Superstyled Southsea stunner with cinema room and games room
Sleeps 12 to 14Portsmouth, Hampshire
Butley Priory

Butley Priory

Medieval marvel sleeping 13 close to Suffolk coast
Sleeps 7 to 13Suffolk
Owlscombe

Owlscombe

Luxury family house high on the cliffs above North Somerset
Sleeps 6 to 12Somerset
Holmegate House

Holmegate House

Stylish Dorset holiday home with pool close to the Jurassic coast
Sleeps 8 to 12Dorset
Cotliss Salcombe

Cotliss Salcombe

Grand Victorian home in the heart of Salcombe with estuary views.
Sleeps 12Salcombe, Devon
Beachfront House

Beachfront House

Coastal town house with stunning sea views, two gardens and balcony
Sleeps 6 to 12West Sussex
Penpol

Penpol

Stylish house above Mevagissey harbour with stunning terrace views
Sleeps 6 to 12Mevagissey, Cornwall

kate & tom's in the Country

Birdsgrove House

Birdsgrove House

Great for a big get-together in the heart of the country
Sleeps 6 to 43Peak District
Hilltop Hall

Hilltop Hall

Eccentric, eclectic house for groups in sleepy Welsh woodlands
Sleeps 6 to 32North Wales
Severn Bank House

Severn Bank House

Family-friendly house with pool hanging over the River Severn
Sleeps 6 to 30Gloucestershire
Burghwood Hall

Burghwood Hall

Undiluted luxury in North Norfolk amid 100 acres and a heated pool.
Sleeps 6 to 28Fakenham, Norfolk
Sugnall Hall

Sugnall Hall

Live like the gentry in a mansion popping with period glamour
Sleeps 6 to 28Eccleshall, Staffordshire
Gallery House

Gallery House

Party pad with swim spa, gym and original art
Sleeps 6 to 27Oxfordshire
Lambourn House

Lambourn House

Big Berkshire friends-and-family house with hot tub and games room
Sleeps 6 to 26Berkshire
Kingham Cottages

Kingham Cottages

Perfect Cotswolds village setting with lavish indoor pool and steam room
Sleeps 12 to 26Kingham, Cotswolds
Elephant & Castle

Elephant & Castle

Party house close to Birmingham and Stratford with hot tub and bar
Sleeps 6 to 24Warwickshire
Westbrook Court

Westbrook Court

Welsh-borders wonder with hot tub, five acres and plenty of soul.
Sleeps 6 to 24Hay-on-Wye, Herefordshire
Ludbrook Manor

Ludbrook Manor

Idyllic manor house with indoor pool, hot tub and stunning gardens
Sleeps 6 to 24South Hams, Devon
The Lodge

The Lodge

Luxurious getaway with indoor pool, hot tub and games room
Sleeps 6 to 22North Wales
High Barn

High Barn

Fabulous Suffolk barn with hot tub and games room
Sleeps 6 to 22Suffolk
Derwentwater House

Derwentwater House

Stunning country house on Derwentwater. Games room, fire pit
Sleeps 6 to 22Lake District
Broadstone Court

Broadstone Court

Herefordshire mansion with games room, bar, library and pool table.
Sleeps 6 to 22Herefordshire
Ladyham Hall

Ladyham Hall

Gorgeous country house with lake, tennis, perfect for entertaining
Sleeps 6 to 22Northamptonshire
The Grange

The Grange

Heated outdoor pool, hot tub, sauna, tennis court and more
Sleeps 6 to 20Somerset
Keepers

Keepers

Luxury Fylde house sleeping 20 with hot tub, steam room and woods
Sleeps 6 to 20Little Plumpton, Blackpool
Old Brook School House

Old Brook School House

Luxury stay near Bath with pool for friends, family, stags and hens
Sleeps 6 to 20Near Bath
The Shed

The Shed

Stylish Somerset barn with heated pool and family fun at every turn
Sleeps 6 to 20Somerset
The Wholehouse

The Wholehouse

Spectacular Brecon farmhouse for 20 with hot tub and cinema room.
Sleeps 4 to 20Brecon, Wales
Bristowe Hill

Bristowe Hill

Elegant Edwardian Lakeland mansion with mountains of charm
Sleeps 6 to 20Keswick, Lake District
Derwent Manor

Derwent Manor

Traditional Peak District country house with beautiful gardens
Sleeps 6 to 20Matlock, Peak District
The Tower House

The Tower House

Party perfection in chic Cheltenham Spa
Sleeps 6 to 20Cheltenham, Cotswolds
The Hyde

The Hyde

Medieval gem with contemporary style, total seclusion and mini railway and hot-tub
Sleeps 6 to 20Herefordshire
Albaston Lodge

Albaston Lodge

Comfortable, stylish old rectory with tennis court, hot tub and endless views
Sleeps 6 to 19Shropshire
Riverside Mill

Riverside Mill

Secluded Shropshire mill conversion with hot tub and games room.
Sleeps 6 to 19Shropshire
Ridgeway House

Ridgeway House

Bright, breezy modern escape with hot tub on the Berkshire Downs
Sleeps 6 to 18Berkshire
Peak Hall

Peak Hall

Classic country manor in the heart of the Peak District
Sleeps 6 to 18Peak District
The Freeth

The Freeth

Secluded Georgian farmhouse with indoor pool, lovely grounds
Sleeps 6 to 18Herefordshire
Sky Tower

Sky Tower

Unique former Suffolk water tower with roof terrace and cinema
Sleeps 6 to 18Suffolk
Box Barn

Box Barn

Lovely Gloucestershire barn with pool, games room and space galore.
Sleeps 6 to 17Cotswolds
Meon Valley House

Meon Valley House

Fabulous South Downs family house with pool, sauna and games room.
Sleeps 10 to 17Hampshire
Northridge Hall

Northridge Hall

Big Yorkshire play manor with half an acre, hot tubs and log fires.
Sleeps 6 to 16Ledsham, Leeds
The Long House & Cottages

The Long House & Cottages

Gorgeous country house, beautiful Lake District views
Sleeps 12 to 16Lake District
The Pool House

The Pool House

Acres of gracious English living in a Malvern Hills manor house
Sleeps 6 to 16Malvern Hills, Worcestershire
Orchard Farmhouse

Orchard Farmhouse

Stylish Cotswolds country farmhouse with hot tub, games room, great views
Sleeps 8 to 16Alcester, Cotswolds
Key West

Key West

Fun and funky Somerset house with hot tub, games room and cinema
Sleeps 6 to 16Somerset
Mount Pleasant

Mount Pleasant

Shakespeare-country manor house with hot tub and cinema room.
Sleeps 12 to 16Warwick
Baytree Barn

Baytree Barn

Big Essex bolthole for 16 with huge grounds, hot tub and games den.
Sleeps 6 to 16Essex
Lamper Head

Lamper Head

Stunning indoor pool, stupendous views, hot tub, fire pit
Sleeps 6 to 14Dartmouth
West Barn

West Barn

Beautiful Somerset barn with cinema room, indoor pool, hot tub and sauna.
Sleeps 10 to 14Somerset
White Rose Hall

White Rose Hall

5-bedroom Yorkshire house with a wonderful sprinkling of wow.
Sleeps 12 to 14South Milford, Leeds
Whittington House

Whittington House

Beautiful six-bed Cotswolds home with outdoor pool and games room.
Sleeps 12 to 14Cotswolds
Chestnut House

Chestnut House

Stunning Georgian house set in eleven acres, with hot tub
Sleeps 11 to 14Minchinhampton, Cotswolds
Exmoor Rise

Exmoor Rise

Large family-and-friends house high above lovely Exmoor village
Sleeps 12 to 14Devon
Taikoo

Taikoo

Tranquil Dartmoor home in 6 acres with moor access and indoor heated pool
Sleeps 6 to 14Dartmoor, Devon
Tudor Hall

Tudor Hall

Five-star Norfolk medieval mansion for 14 with all mod cons
Sleeps 6 to 14Loddon, Norfolk
Cotswold Valley Court

Cotswold Valley Court

Fully renovated head-turning Cotswold Jacobean mansion sleeping 16, with hot tub
Sleeps 8 to 14Cotswolds
Butley Priory

Butley Priory

Medieval marvel sleeping 13 close to Suffolk coast
Sleeps 7 to 13Suffolk
Countryside Cottage and Spa

Countryside Cottage and Spa

Traditional meets contemporary in 5-star Wiltshire escape with spa
Sleeps 12Edington, Wiltshire
Ullswater House

Ullswater House

Pretty Lakeland views and pretty special house with spa and cinema
Sleeps 12Lake District
The Ridge

The Ridge

Modern marvel for 12 with vertiginous views of Bath Valley.
Sleeps 12Charlcombe, Bath
Windermere Retreat

Windermere Retreat

Stunning Lakeland home for 12 with views across Windermere
Sleeps 10 to 12Lake District
Waterfall House

Waterfall House

Lovely house in a great setting with hot tub, stables and table tennis
Sleeps 12Dartmoor
Foxcote Grange

Foxcote Grange

Glorious Cotswolds manor house with heated pool, tennis and games.
Sleeps 6 to 12Cotswolds
The Hollies

The Hollies

Glamorous Grade-II Hampshire designer haven with hot tub
Sleeps 10 to 12Hampshire
Church Cottage

Church Cottage

Cottage for 12 with heated pool in sleepy Cotswold village.
Sleeps 10 to 12Cotswolds
The Farmhouse

The Farmhouse

Rustic, luxury Suffolk charm with pool, hot tub and tennis court
Sleeps 12Suffolk
Midsummer Barn and Stables

Midsummer Barn and Stables

Luxury barn and stable with shared indoor pool in the Malvern hills
Sleeps 8 to 12Herefordshire
Moat Cottage

Moat Cottage

Tudor cottage high on a hill with moat, bedroom cabin and hot tub
Sleeps 12Sibton, Suffolk
Silvertree Manor

Silvertree Manor

Rambling medieval madhouse with heated pool and secret passages
Sleeps 12Forest of Dean
Eden Valley Hall Farm

Eden Valley Hall Farm

Luxury Lakeland farm sleeping 12 with cosy fires and snooker.
Sleeps 12Cumbria

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.

The kids will love the playrooms and swimming pools, whilst the adults can unwind in the 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.