Gooseberry Farm, Kirkby Road, Ripon, North Yorkshire HG4 2RF

Located within open countryside on the edge of the cathedral city of Ripon, Gooseberry Farm is an attractive and versatile Grade II listed smallholding extending to approximately 2.8 acres. The property enjoys a semi-rural setting with far-reaching views, while remaining conveniently close to the amenities of the city, and has been restored and extended in recent years by the current owner.

The farmhouse is complemented by beautifully maintained gardens and grounds, with expansive lawns and mature trees creating an appealing and private setting. Beyond, enclosed paddocks provide excellent scope for equestrian or smallholding use, one of which features a natural pond.An excellent range of outbuildings, including barns, stabling and agricultural buildings, adds significant versatility and potential.

In addition, an adjoining self-contained annexe plus a separate link-detached cottage offer flexible accommodation ideal for multi-generational living, guest use or income potential.Overall, Gooseberry Farm presents a rare opportunity to acquire a highly adaptable rural property in a sought-after location.

The principal sitting room is a particularly spacious and welcoming reception room, combining character features with a comfortable, practical layout. A striking brick fireplace with a wood burning stove provides an attractive focal point, while exposed beams and an arched timber door add to the property’s charm and sense of character. The room benefits from excellent natural light from its dual aspect, creating a bright and airy feel throughout. Its generous proportions allow for clearly defined seating areas, making it well suited to both relaxed family living and entertaining.

A separate study/home office is accessed via the sitting room, offering a quiet and private space ideal for home working.

The snug provides an informal and cosy second reception space. Featuring exposed ceiling beams and a pleasant outlook across the surrounding grounds, the room has a warm and inviting atmosphere. A recessed fireplace and built-in shelving enhance the character, while the proportions lend themselves well to use as a television room, reading room or comfortable retreat away from the main living areas.

The dining kitchen is a bright and sociable space, ideally suited to both everyday family living and entertaining. A striking brick inglenook fireplace forms an impressive focal point, housing a gas-fired Aga which adds both warmth and character while providing a practical cooking solution.

The kitchen is fitted with a range of light-coloured cabinetry and complementary work surfaces, incorporating an induction hob with extractor fan, integrated fridge/freezer and dishwasher. There is ample storage and preparation space, together with room for a family dining table positioned to enjoy views over the surrounding grounds. Natural light from the windows enhances the room’s welcoming and airy atmosphere.Adjoining the kitchen, the utility room provides a useful and well-equipped ancillary space, fitted with additional cabinetry, worktops and space for white goods. With its own external door, it offers convenient access to the outside, making it ideal for managing day-to-day household tasks, particularly in a rural setting, while helping to keep the main kitchen both practical and uncluttered.

The principal bedroom is a generously proportioned double room, enjoying a pleasant outlook over the surrounding grounds. The space is both comfortable and well arranged, with ample room for freestanding furniture, while a full wall of fitted wardrobes provides extensive and practical storage. The neutral décor creates a calm and restful environment, well suited to a principal suite.The en-suite shower room is well appointed with white sanitary ware, comprising a large shower enclosure, wash hand basin and WC. Finished in a clean and modern style, it offers a smart and functional addition to the bedroom.

Within the main dwelling are two well-proportioned guest bedrooms, both offering comfortable double accommodation. Each room enjoys a pleasant outlook over the surrounding grounds and provides ample space for freestanding furniture, making them well suited for family members or visiting guests. The neutral presentation enhances their versatility, allowing them to be easily adapted to a range of uses.

The house bathroom is generously sized and well appointed, fitted with white sanitary ware including a panelled bath, separate shower enclosure, pedestal wash hand basin and WC. Finished in a clean and modern style, the room also benefits from a heated towel rail and a practical layout, providing both comfort and convenience for everyday family living.Adjoining the main dwelling, the self-contained annexe offers well-presented and versatile accommodation, ideal for multi-generational living, guest use or potential income generation.

The annexe is accessed via a bright garden room/entrance space, featuring attractive exposed stonework and glazed doors opening onto the courtyard, creating a welcoming transition into the accommodation. From here, the layout leads into a comfortable sitting room, providing a well-proportioned living space.

The kitchen is fitted with a range of contemporary units, complementary work surfaces and integrated appliances, offering a practical and functional cooking area.The accommodation is completed by a double bedroom, together with a well-appointed shower room fitted with white sanitary ware, including a shower enclosure, wash hand basin and WC. The annexe has been thoughtfully arranged to provide independence and privacy; however, it remains directly connected to the main dwelling and could, if desired, be easily incorporated back into the principal house to create additional living or bedroom space, depending on requirements.

THE WHEEL HOUSE
An attractive link-detached, cottage offers well-balanced and versatile accommodation, ideal for independent living, guest use or income potential.Accessed from the courtyard, the property opens into a welcoming open-plan living space, incorporating a comfortable sitting area and a well-appointed dining kitchen. Fitted with a range of modern units and integrated appliances, the layout is well suited to everyday living, with a staircase rising to the first floor.To the ground floor, there is a double bedroom, along with a study and a bathroom, offering flexibility for a variety of uses.To the first floor, the principal bedroom is a particularly appealing feature, enjoying a characterful setting with exposed beams and rooflights, creating a sense of space and individuality. The room provides generous double accommodation with a pleasant outlook over the surrounding countryside.Externally, the annexe benefits from its own outside sitting area and a small garden, providing a private and low-maintenance outdoor space.The Wheel House is well suited to those seeking independent accommodation within the grounds, while remaining close to the main dwelling, enhancing the overall flexibility and appeal of the property.

Setting, Land & Outbuildings

Occupying a delightful position on the fringe of Ripon, the property is bordered by open farmland and enjoys a peaceful, sheltered setting with far-reaching views across the surrounding countryside. Despite its rural feel, the convenience of the city remains close at hand, a combination that is rarely found.Extending to approximately 2.8 acres, the grounds are well arranged, comprising formal gardens and neatly enclosed paddocks. The gardens are predominantly laid to lawn, interspersed with mature trees and enclosed by established boundaries, while the paddock land is well fenced and ideal for a variety of uses. A pond, situated within one of the paddocks, provides an attractive focal point and enhances the natural appeal of the setting.

Of particular note, is the excellent range of barns and outbuildings, which represent a significant asset to the property. These have been restored and maintained to an excellent standard by the current owner, offering both practicality and strong visual appeal. The modern agricultural-style barn provides extensive storage and workshop potential, while the stable block offers well-appointed facilities suited to equestrian use. Their positioning ensures ease of access and efficient day-to-day use, while remaining well integrated within the overall setting.Properties offering such a well-balanced combination of land and high-quality outbuildings, all within such close proximity to a cathedral city, are increasingly rare. As such, the property presents an exceptional opportunity for those seeking a versatile lifestyle with both space and convenience.

PLEASE NOTE: The paddock extending to approximately 1.5 acres to the north-west of the property will be subject to an overage provision, whereby 25% of any uplift in value arising from the grant of planning permission (other than for agricultural or equestrian use) will be payable to the Vendor or their successors for a period of 25 years from completion. The overage will be triggered on implementation of planning permission or sale with the benefit of such consent.