A DEFINITIVE STONE BUILT BARN CONVERSION COMMANDING PREMIER SEMI-RURAL YET COMMUTABLE LOCATION WITHIN SECLUDED COURTYARD DEVELOPMENT COMPRISING 3 ONLY INDIVIDUAL HOMES. 4 RECEPTION ROOMS, BREAKFAST KITCHEN, 5 BEDROOMS, 4 BATH/SHOWER ROOMS, DOUBLE GARAGE. WOULD BENEFIT FROM SUPERFICIAL IMPROVEMENT.
Within peaceful highly favoured green belt location on the south east fringes of the city, commanding open aspects over neighbouring fields, this substantial and characterful barn conversion affords definitive and comprehensive family accommodation now ripe for the incoming owners to superficially redecorate/re-appoint to their own requirements.

Served by gas fired central heating, UNDERFLOOR AT GROUND LEVEL and incorporating double glazed windows, the accommodation retains a wealth of features associated with agricultural conversions including stone flagged floors, some vaulted ceilings, exposed timbers and mullioned windows. This together with 4 RECEPTION ROOMS, BREAKFAST KITCHEN, UTILITY, 5 DOUBLE BEDROOMS, 4 BATH/SHOWER ROOMS AND A SEMI-DETACHED MATCHING DOUBLE GARAGE.
With generous lawned gardens on 3 elevations including Yorkshire stone paved patio/sitting areas, together with ample additional off road parking, the property is one of 3 only highly individual family homes comprising this HIGH CALIBRE FARMSTEAD DEVELOPMENT positioned just off The Balk, Walton.

Within comfortable reach of local facilities, Walton Park Hotel and Golf Club, there is access to Wakefield's main amenity centre, private schooling and railway stations within approximately 3 miles, and the business commuter will enjoy swift reach to the M1/M62 northern motorway network.


GROUND FLOOR LEVEL A vertically panelled front entrance door having glazed pane opens into

RECEPTION HALL 14' 6" x 5' 8" (4.42m x 1.73m) Yorkshire stone flagged floor with underfloor heating, return staircase off to first floor, window to the front, walk in store cupboard housing 2 Worcester gas boilers. light oak panelled internal doors.

CLOAKROOM/W.C. 3' 4" x 4' 6" (1.02m x 1.37m) The stone flagged floor with underfloor heating extends through, suite in white comprising pedestal wash hand basin, low level flush w.c. walls tiled to half height, extractor.

FAMILY ROOM 13' 10" x 18' 8" (4.22m x 5.69m) Double glazed mullioned windows to the side, double glazed French doors lead out to the rear, underfloor heating, T.V. points stone feature through fireplace with traditional log burning stove and light oak internal doors to

LOUNGE 16' 7" x 16' 9" (5.05m x 5.11m) Inglenook style fireplace and log burning stove through from the family room, underfloor heating, double glazed mullion windows overlooking the front garden, 2 wall light points.

STUDY 7' 8" x 7' 9" (2.34m x 2.36m) Double glazed window to the rear with views over the adjacent fields, underfloor heating, useful storage cupboard.

DINING ROOM 13' 0" x 12' 4" (3.96m x 3.76m) Split level down from the hall, stone flagged floor having underfloor heating, double glazed window to rear having similar open aspect over garden and fields, stable style door leads in from the front having side casement window, through access to

FARMHOUSE STYLE BREAKFAST KITCHEN 17' 2" x 12' 11" (5.23m x 3.94m) Double glazed windows to the front and rear, 2 doors leading in from the front, exposed heavy ceiling beam, range of 'shaker' style units comprise base cupboards and drawers having oak counter tops over, deep glazed Belfast sink with mixer tap, exposed brick feature chimney breast incorporates Aga gas cooking range, matching wall mounted units, Yorkshire stone flagged floor having underfloor heating.

UTILITY ROOM 6' 9" x 8' 9" (2.06m x 2.67m) Window to the rear, fitted oak block work surface, base cupboard having tiled surround, plumbing provision for automatic washing machine, Yorkshire stone flagged floor with underfloor heating, extractor.

FIRST FLOOR LEVEL LANDING 53'8" x 5'5"
Window to the front, double doors open to front facing Juliette balcony, two Velux style roof windows on front sloping ceiling profile, 2 radiators.



PRINCIPAL BEDROOM 18' 8" x 13' 9" (5.69m x 4.19m) overall 2 windows to the gable with views over the side garden and adjacent fields, double glazed Velux style roof window on the rear sloping ceiling profile, radiator, extractor, door into

EN-SUITE BATHROOM 7' 1" x 10' 1" (2.16m x 3.07m) Walls tiled to full height, complimenting tiled floor, suite in white comprising p-shaped shower bath with thermostatic shower mixer over, contoured shower screen, pedestal wash hand basin, low level flush w.c., towel warmer/radiator, extractor.

DOUBLE BEDROOM 8' 11" x 16'' 9" (2.72m x 5.11m) Double glazed Velux style roof window on front facing sloping ceiling profile, 2 radiatos, door into

EN-SUITE SHOWER/W.C. 7' 2" x 6' 1" (2.18m x 1.85m) Walls tiled to full height, complimenting tiled floor, suite in white comprising pedestal wash hand basin, low level flush w.c., independent tiled shower cubicle with shower mixer, chrome towel warmer,

WALK-IN STORE 2' 7" x 8' 0" (0.79m x 2.44m) Electric light.

HOUSE BATHROOM/W.C. Velux style roof window on the rear facing sloping ceiling profile, walls tiled to full height, complimenting tiled floor, suite in white comprising pedestal wash hand basin, low level flush w.c., p-shaped panelled shower bath having plumbed shower over, towel warmer/radiator, internal door to adjoining bedroom creating Jack 'n' Jill access.

DOUBLE BEDROOM 12' 9" x 9' 8" (3.89m x 2.95m) Window to the rear giving views over garden and adjacent open fields, vaulted ceiling having exposed 'king post' beams, radiator.

DOUBLE BEDROOM 9' 2" x 9' 8" (2.79m x 2.95m) Window to the rear, walk-in wardrobe, vaulted ceiling with exposed 'king post' beams, Jack 'n' Jill access to en-suite shared with guest bedroom, radiator.

SHARED EN-SUITE SHOWER ROOM/W.C. 0' 0" x 0' 0" (0m x 0m) Walls tiled to full height, complimenting tiled floor, suite in white comprising pedestal wash hand basin, low level flush w.c., tiled shower cubicle having thermostatic shower mixer, chrome towel warmer, extractor.

GUEST DOUBLE BEDROOM 11' 10" x 13' 3" (3.61m x 4.04m) Window overlooking the front, vaulted ceiling with exposed 'king post' and beams, radiator, door to shared en-suite shower room, stable style door leads out to retained external granary staircase on the gable.

EXTERNALLY The property is set back from the service road behind a lawned forecourt garden having Yorkshire stone flagged footpaths and timber hand gate providing access to the main entrance door. To the southern gable a wide brick sett apron affords ample off road parking for a number of vehicles. To the opposite gable and rear there are further neatly tended and well proportioned lawned gardens, enjoying views beyond the boundaries over neighbouring fields, whilst including Yorkshire stone flagged patio and sitting areas. The rear garden extends round to the rear of the garage where there is a generous additional more secluded garden area down to lawn. At the head of the service running in an 'L' shaped configuration to the house is a
SEMI DETACHED DOUBLE MATCHING GARAGE. 23'0" x 19'0"
Twin automatic up over doors, electric light and power available, good potential subject to necessary planning consents to create annex accommodation or home office/playroom.




SERVICES Mains Gas, electricity, towns water supply are available to the property. Drainage is to a private system - communal septic tank.