Brookside, Station Road, Sherburn, YO17 8PR

A spacious & individual four/five double bedroom property offering over 2300 sq ft of flexible accommodation.

The layout works well as a family home and also provides the option to continue operating as a successful holiday let.

The property includes a modernised kitchen/breakfast room, a separate formal dining room, and a 6.4m x 4.5m lounge.

There is an additional reception room currently used as a games room, which could also serve as a fifth bedroom, office, or guest room.

A substantial 7.2m x 3.6m leisure room, formerly housing the heated indoor swimming pool, is now utilised as a versatile home gym and games room, offering excellent flexibility for a range of recreational or lifestyle uses.

A poolside shower room with WC remains in place, alongside two further bathrooms within the main property, one of which is fitted as a shower room.

The property sits within approximately 0.80 acres of well-maintained gardens, with mature trees and open countryside views. A stream runs along the full length of the plot.

Outside, there is parking for up to five vehicles, an EV charging point, solar panels which provides electricity for the property (Feed in Tariff running until 2034), and large storage sheds.

The property can be sold as a going concern or vacant to suit the buyer. Viewing is highly recommended.

Entrance Vestibule Entrance Porch with uPVC double-glazed windows to the front and side, a uPVC part-glazed entrance door, tiled flooring, and a panelled ceiling with light.

Hallway A uPVC glazed door opens into a pleasant, airy hallway featuring coving to the ceiling and white porcelain floor tiles with a marble effect.

There are two double radiators and a smoke detector. An open staircase leads to the first floor. The hallway also benefits from a light tube, which further illuminates the hall.

Leisure Room Formerly the indoor swimming pool room, this impressive 38' leisure space is currently arranged as a home gym and games room, offering exceptional versatility to suit a variety of lifestyle needs.(the swimming pool could be reinstated by the new owners) Enjoying lovely views over the garden and beyond, the room is flooded with natural light through uPVC double-glazed windows to three sides.

Recessed ceiling lighting, additional wall lights, tiled flooring and wall-mounted heaters with integrated dehumidifiers remain in place, while a door leads through to the adjoining shower room.

The generous proportions of the room provide ample space for fitness equipment, games tables or a range of other recreational uses, with the potential for further adaptation to suit individual requirements.

Shower Room Fitted with a three-piece suite comprising: a shower enclosure with electric shower, pedestal wash hand basin, low-level WC, extractor fan, ceiling lighting, and tiled flooring.

Kitchen/Breakfast Room A newly fitted good-sized kitchen with a modern range of soft-close wall and base units with work surfaces over.

It features a built-in Beko electric hob with a glass extractor hood and a Beko electric oven.

There is a one-and-a-half-bowl stainless steel sink with mixer tap, an integral dishwasher, space for an American sized fridge-freezer, plumbing for a washing machine, and space for a tumble dryer.

A breakfast bar provides seating for two.

The room is finished with ceiling spotlights, a wired in smoke alarm unit, a wall mounted radiator and courtesy window looks out from the kitchen to the hallway.

A uPVC double-glazed window offers exceptional views over the rear garden and the surrounding countryside, while a uPVC part-glazed door opens onto the rear paved patio area leading to an expanse of outdoor space.

Lounge A glazed door opens into the lounge with a uPVC double-glazed window which overlooks the front of the property. The room has coving to the ceiling and a double and a single radiator.

A feature fireplace with a timber surround and mantel, granite inset and hearth, and an electric fire makes a great focal point for this spacious area.

Dining Room Currently used as a dining room, but could easily serve as an additional sitting room or day room, depending on your needs.

Its a flexible area that could be adapted for relaxing, entertaining guests, or simply enjoying a quieter corner of the home. Sliding doors open directly onto the indoor swimming pool area.

This area not only makes the layout feel more open, but also makes it particularly well suited for social gatherings and entertaining.

Bedroom One A fabulous double bedroom featuring a radiator, coving to the ceiling, and a uPVC double-glazed window to the rear offering uninterrupted views over the garden and surrounding countryside.

Bedroom Two This is another well-proportioned bedroom, currently arranged as a twin but could easily accommodate a double or king-size bed.

The room has a radiator and a uPVC double-glazed window to the side, again enjoying countryside views.

Bedroom Three A double bedroom with uPVC double-glazed windows to the front of the property and an additional window overlooking the room housing the indoor swimming pool, along with a radiator and coving to the ceiling.

Bedroom Four Another ideal layout for a fourth bedroom, this room could also easily be used as a double room, featuring a uPVC double-glazed window to the front, a radiator, and coving to the ceiling.

House Bathroom Fitted with a modern four-piece suite comprising a panelled bath, wash hand basin set in a vanity unit with ample storage below, a low-level WC, and a step-in shower with a mains-operated shower.

The walls are part-tiled with and splashback, tiled flooring. A double radiator, extractor fan, door to an airing cupboard with slatted shelving.

Three single uPVC windows to the rear provide natural light.

Shower Room Fitted with a modern three-piece suite comprising a walk-in shower cubicle with electric shower, wash hand basin set in a vanity unit with storage under, and a low-level WC.

There is an extractor fan and a single radiator. The room features part-tiled walls, tiled flooring, and a uPVC double-glazed window to the rear.

Games Room / Bedroom Five This spacious room is currently utilised as a games room but offers excellent versatility and could easily be adapted as an additional sitting room or bedroom if required.

Two uPVC double-glazed windows overlook the front of the property, and there is a radiator.

A door leads to a separate room, currently used as a cleaning cupboard, which could serve as additional storage, complete with a side window and lighting.

Loft Room / Play Area This is a lovely area currently set out as a playroom with Velux window. There are doors to further loft spaces which are currently used as storage areas.

(Please note, the measurements are maximum measurements but there is restricted headroom.) Plant Room The indoor heated swimming pool is supported by a dedicated plant room housing the filtration, circulation, and treatment systems.

The setup includes a sand filtration unit with multi-port control valve, circulation pump, and in-line chemical dosing/ chlorination chamber, allowing efficient water filtration and sanitisation.

Pipework is professionally installed with isolation valves for maintenance and system control.

The filtration system recirculates pool water through the sand filter before returning it to the pool, helping maintain water clarity and hygiene.The plant room also houses two LPG-fired central heating boilers which supply the propertys central heating system, along with a hot water cylinder that provides the domestic hot water.

Outside The property is set in 0.8 acres with the garden mostly laid to lawn, with several natural and well established trees and hedge rows.

It has fabulous views over open countryside and a stream that runs the full length at the back of the property. There is an EV charger and parking for 5 vehicles.

There are solar panels which provides electricity for the property and receives a Feed in Tarriff until 2034.

There is also a large garden shed housing a sit on lawnmower and a smaller shed for garden furniture. There are a number of childrens play areas with outside play equipment.

Council Tax Online enquiries suggest that the property lies in 'Band E'.

Reference JB/JT/F7705 Services Mains supplies of water and electricity are connected to the property.A large LPG tank is located in the rear garden which provides gas to the central heating boilers, as Sherburn does not have a mains supply of gas.The sewerage is provided by a septic tank.(Please note it is not company policy to test any services or appliances in properties offered for sale, and these should be verified by the purchasers).

Tenure The property is believed to be freehold.All matters of tenure are subject to verification and clarification in a contract of sale. Inspection Strictly by appointment through the agents.

Disclaimer These particulars are subject to constant review and updating.

Comments under tenure, council tax, planning use and service availability are provided for guidance only and are not based on formal enquiry, which is outside the scope of our Agency instructions.

It remains for purchasers to satisfy themselves as to the facts. We cannot therefore accept any responsibility for information provided in good faith which may subsequently require amendment.

Measurements provided are approximate only and should not be relied upon for other purposes.