15, The Paddocks, Selby, YO8 5DR

*executive home* double detached garage* A must to view* small cul de sac location * village lifestyle * Important Note to Potential Purchasers & Tenants: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact.

The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given.

All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed.

If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view.

Potential purchasers: Fixtures and fittings other than those mentioned are to be agreed with the seller.

Potential tenants: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details.

A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions.

Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

SEL260007/8 Our View Situated within the exclusive The Paddocks development by renowned local developer Daniel Gath Homes, this exceptional four-bedroom detached residence combines contemporary design, premium specification and practical family living in one of North Yorkshire's most desirable village locations.

Beautifully presented throughout, the property has been finished to an outstanding standard and offers generous, light-filled accommodation designed for modern lifestyles.

At its heart is a stunning open-plan kitchen and dining space featuring quartz worktops, integrated Neff appliances, and a central island, creating the perfect environment for everyday family life and entertaining alike.

A spacious lounge, separate utility room, four double bedrooms, including a luxurious principal suite with en-suite shower room, and stylish family bathroom complete this impressive home.

Occupying a prime position on the northern edge of the village, the property enjoys easy access to open (truncated) Location North Duffield is a well-regarded village with access to nearby schools, making it attractive for families with children of various ages.

The area is known for its green spaces and nearby parks, providing opportunities for walking, cycling and outdoor recreation.

Further amenities, including supermarkets, additional schooling options and leisure facilities, can be found in Selby, a short drive away.

For commuters, Selby railway station provides services to York, Leeds and London.

Typical journey times are around 25 minutes to York and approximately 35–40 minutes to Leeds, making onward connections straightforward for work or leisure.

Road links towards York and the wider region are also within convenient reach.

Kitchen Dining Room (6.45m x 4.37m (21' 2" x 14' 4")) A beautifully presented contemporary kitchen, fitted with a comprehensive range of shaker-style wall and base units complemented by sleek work surfaces and integrated appliances, including an oven, hob, extractor hood and microwave.

The generous u-shaped layout provides excellent preparation space and storage, while the large window fills the room with natural light.

Open-plan to the dining area, this sociable space is ideal for both everyday family living and entertaining.

Living Room (5.77m x 3.84m (18' 11" x 12' 7")) An impressive and exceptionally spacious living room, tastefully decorated in soft neutral tones with elegant panelled feature walls creating a warm and inviting atmosphere.

The room offers ample space for a variety of seating arrangements, with a large window and patio doors providing excellent natural light, making it the perfect setting for relaxing or entertaining guests.

Utility Room (2.13m x 1.88m (7' 0" x 6' 2")) A practical utility room with fitted units, work surfaces and space for laundry appliances, providing useful additional storage.

Cloakroom Fitted with a wash hand basin, low-level WC, radiator and a frosted uPVC window.

Playroom / Office (2.95m x 2.54m (9' 8" x 8' 4")) A versatile room currently used as a playroom, offering excellent flexibility as a home office, study or hobby room.

A large front-facing window provides plenty of natural light, creating a bright and welcoming space.

House Bathroom (2.74m x 2.16m (9' 0" x 7' 1")) A modern family bathroom fitted with a white suite comprising a panelled bath with shower over, vanity wash hand basin and low-level WC.

Finished with contemporary tiling and benefiting from a heated towel rail and a frosted window providing natural light.

Master Bedroom (5.84m x 3.6m (19' 2" x 11' 10")) To the rear elevation with upvc window and radiator, with master en-suite.

Master Ensuite Bathroom (1.75m x 1.32m (5' 9" x 4' 4")) Fitted with a walk-in shower, vanity wash hand basin, low-level WC, heated towel rail and a frosted uPVC window.

Bedroom Two (5.18m x 2.84m (17' 0" x 9' 4")) To the front elevation with upvc window and radiator. Bedroom Three (3.43m x 3.28m (11' 3" x 10' 9")) To the rear elevation with upvc window and radiator.

Bedroom Four (3.43m x 3.28m (11' 3" x 10' 9")) To the rear elevation with upvc window and radiator.

External Externally, the property benefits from a detached double garage with fitted shelving and strip lighting.

The enclosed rear garden features a patio seating area, while the generous front garden is mainly laid to lawn with mature shrubs and planted borders extending to the side of the garage.

Air Souce heat pump located to rear.