Kirk Hammerton, York, North Yorkshire, YO26

The Property
This beautifully proportioned period home, full of character and with stunning high ceilings throughout, presents a wonderful opportunity to create a truly special family residence. While it requires some modernisation, its generous room sizes and layout offer great scope to personalise and enhance.
A large reception hall, with an elegant double-height ceiling and attractive staircase, creates an immediate impression of space and grandeur, and provides ample room for a study area. Off the hall, a practical cloakroom/W.C.
The inviting lounge, positioned at the rear, boasts views over the gardens and open countryside beyond. It features a charming stone-built fireplace with open fire, shaped coving to the ceiling, and patio doors that open seamlessly onto the garden. Adjacent is a cosy snug, perfect for relaxed evenings.
The formal dining room, located at the front of the house, offers generous proportions and opens directly into the kitchen, making entertaining effortless. The kitchen/breakfast room is fitted with a comprehensive range of white gloss units, contoured work surfaces, and part-tiled surrounds. Integrated appliances include a built-in single oven, microwave, fridge/freezer, and dishwasher. A white inset single drainer sink with mixer and filter taps sits beneath a window, inviting views of the surrounding countryside. There is ample space for casual dining and direct access to the utility room, equipped with plumbing for an automatic washing machine, space for a tumble dryer, and a wall-mounted boiler. A door from here leads to a rear porch.
Upstairs, the spacious landing leads to the master bedroom, which benefits from fitted wardrobes, bedside tables, and drawer units, alongside an en-suite shower room with a coloured suite. Two further double bedrooms both feature fitted storage and vanity wash hand basins. A smaller bedroom, currently used as an office, and the family bathroom complete the first floor.
Externally
Set back from a quiet lane, the property is accessed via double wrought iron gates leading to a private off-road parking area and a double garage, complete with a remote-controlled electric door, lighting, and power. A staircase within the garage leads to a fully boarded games room, ideal for storage, hobbies, or creative use. This space also presents an excellent opportunity for further development, with the potential to connect it to the first floor of the main house (subject to the necessary consents).

Summary of Accommodation
Ground Floor: Entrance Vestibule, Reception Hall/Study, Cloakroom/W.C., Sitting Room, Snug, Dining Room, Kitchen/Breakfast Room, Utility Room
First Floor: Master Bedroom with En-Suite Shower Room, Two Double Bedrooms, Small Bedroom/Office, Family Bathroom

Services
• LPG central heating, mains electricity, water, and drainage via a water treatment plant
Local Authority
North Yorkshire Council
Tenure
Freehold
Council Tax Band
G
EPC
D
Contact
Melissa Lines
Knight Frank Yorkshire
Oakwood Business Centre, Fountains Road, Bishop Thornton, Harrogate, HG3 3BF

melissa.

Westfield Cottage enjoys a tranquil and secluded position, adjoining open fields on the edge of this highly sought-after village. Kirk Hammerton boasts an historic church, a well-regarded primary school, and excellent commuter links, being within easy reach of the A1/M motorway, providing direct access to Yorkshire's key commercial centres and beyond. The nearby Hammerton railway station offers swift connections to York, Knaresborough, and Harrogate, while Leeds Bradford Airport is conveniently accessible for both national and international travel.

Distances
York 9 miles | Harrogate 9.5 miles | Wetherby 5 miles | Knaresborough 7 miles