Ings Hall Farm, Leeds, LS12

This exceptional Grade II listed barn conversion is believed to date back to the 1700s and was sympathetically converted in 2004, successfully blending historic charm with modern living. Since the original conversion, the property has benefited from further carefully considered improvements, including the addition of an orangery to the rear in 2017, creating a perfect sun trap and significantly enhancing the overall living space.

Throughout the home, exposed beams and original architectural features beautifully showcase the character and heritage of this remarkable property, while underfloor heating throughout the barn provides modern comfort and energy-efficient warmth, ensuring a comfortable living environment all year round.

Upon entering the property, you are welcomed into an entrance hall incorporating a practical utility space and a convenient W.C., providing a highly functional area for day-to-day living.

From here, you step into the impressive open-plan living space, which truly forms the heart of the home. This substantial and beautifully designed area includes a spacious yet stylish kitchen offering an excellent range of storage, integrated appliances, and a central kitchen island, making it perfectly suited to modern family life. A log burner and comfortable seating area create a warm and inviting atmosphere, while the layout provides an ideal setting for socialising, entertaining, and hosting family gatherings.

Large floor-to-ceiling windows allow an abundance of natural light to flow throughout the barn, enhancing the sense of openness and connection to the surrounding countryside. Within this central living area, a staircase provides access to the mezzanine level, which is currently utilised as a work-from-home space, offering a versatile and practical environment for modern living.

Leading from the main living space, you will find a further lounge which serves as the principal living room. This room offers a particularly cosy and relaxing environment and benefits from a second log burner, creating an ideal retreat during the colder months.

From the living room, you enter the orangery, which received planning approval in 2017 and has been constructed to an exceptionally high standard. This bright and welcoming space is a true highlight of the property, functioning as a wonderful sun trap while offering attractive views over the horse arena and the approximately six acres of paddock land included with the property.

Returning to the centre of the home, to one side you will find a smaller sun room which leads into a further reception space which offers direct access onto the decked seating area outdoors. This room has recently been enhanced with the installation of a contemporary media wall in 2025, creating an additional area for relaxation, entertainment, or flexible family use.

The ground floor accommodation is well arranged and comprises three bedrooms, providing excellent flexibility for family living. The master bedroom is positioned at the front of the property and benefits from fitted wardrobes and its own en suite bathroom, which includes a standing bathtub.

There is also a single bedroom which features an en suite fitted with a bath with shower over. This room further benefits from a large raised platform area, currently used for storage purposes, offering additional practicality and versatility.

Completing the ground floor is a further double bedroom with fitted wardrobes and its own en suite shower room. Both double bedrooms on the ground floor are spacious enough to comfortably accommodate king-size beds, enhancing the overall sense of comfort and functionality.

To the first floor, the property offers an additional double bedroom, also generously proportioned to accommodate a king-size bed, and benefitting from its own en suite bathroom fitted with a bath with shower over. This room is particularly characterful, with exposed beams that beautifully reflect the heritage and style of the original barn conversion.

Externally, the barn continues to impress, offering an outstanding blend of practicality, space, and lifestyle opportunity. A large gated entrance leads onto a long private driveway, providing extensive parking and turning space. The driveway offers excellent capacity for multiple vehicles and is particularly well suited to those requiring additional space for larger vehicles such as agricultural machinery, horseboxes, trailers, or motorhomes.

The driveway continues onto a substantial paved area positioned to overlook the 40m x 20m full-size horse arena, which is attractively separated by a low stone wall. This thoughtful layout creates a highly functional and visually appealing setting, making the space ideal not only for equestrian use but also for outdoor entertaining and relaxation.

Adjoining the paved terrace is a smaller decked seating area, providing an additional outdoor space from which to enjoy the surrounding views. This area can also be accessed directly from the side of the orangery and snug, creating a seamless flow between indoor and outdoor living spaces and further enhancing the property's suitability for socialising and family life.

Beyond the main entertaining area, the equestrian facilities continue with a range of stables and outdoor storage spaces, ideally positioned before reaching the paddock land. These facilities further maximise the property's equestrian potential and provide practical infrastructure for horse care, equipment storage, and day-to-day management.

The land extends to approximately 6 acres and is thoughtfully divided into multiple paddocks with traditional post-and-rail fencing. The acreage comprises one smaller paddock, three larger paddocks, and a substantial main field, offering flexibility for grazing rotation, schooling, or general agricultural and lifestyle use.

The outdoor space is further supported by a garage, with two parking spaces located to the left-hand side, along with hay storage and an additional shed positioned within the front yard, providing valuable storage and everyday practicality.

In addition to the principal residence, the property benefits from a THREE BEDROOM DETACHED COTTAGE situated within the title, offering excellent versatility and significant potential. This additional dwelling is ideal for generating rental income, accommodating extended family members, providing staff accommodation, or supporting multi-generational living arrangements. The cottage further benefits from its own off-road parking, enhancing its practicality and independence from the main residence.

The cottage is believed to date back to the 1800s and offers well-proportioned accommodation arranged over two floors. Since 2004, the property has been successfully utilised to generate rental income, demonstrating its proven potential as an additional revenue stream while remaining fully integrated within the overall holding.

Upon entering the cottage, you are welcomed into an L-shaped open-plan living area incorporating a kitchen and dining space fitted with a range of wall and base units and integrated appliances. The adjoining section of this room is currently utilised as a comfortable lounge area, creating a practical and sociable living environment. The property also benefits from ample built-in storage throughout.

This space leads through to the principal lounge, providing a separate and relaxing reception room. From here, access is gained to the conservatory, which offers a bright and pleasant additional living space and enjoys views over the private, fully fenced garden that accompanies the dwelling.

Continuing from the main living room, the layout flows back around to the hallway, which provides access to a useful utility space and a downstairs W.C. This area also benefits from a second external access point to the side of the property, adding further convenience for day-to-day use.

To the first floor, the cottage offers three well-proportioned bedrooms, including a principal bedroom with its own en suite shower room. A separate family bathroom serves the remaining bedrooms on this level.

Further enhancing the property's functionality, stairs provide access to the loft space, which offers generous additional storage and potential for future development, subject to the necessary planning permissions.

Ings Hall Farm is conveniently situated on Whitehall Road within the popular LS12 area of Leeds, offering an excellent balance between a semi-rural lifestyle setting and accessibility to key amenities and transport links. The location provides straightforward access to the M62 motorway, M621 motorway, and M1 motorway, making it particularly well suited for commuters travelling across West Yorkshire and beyond.

The property also benefits from good access to Leeds city centre, ensuring that employment hubs, professional services, and wider transport connections are easily reachable. In addition, Leeds railway station provides regular rail services to key destinations across the region and nationally.

The property enjoys a notable sense of space and privacy, making it particularly appealing to buyers seeking an equestrian or countryside-style lifestyle without sacrificing accessibility to essential services and surrounding communities. The area further benefits from a selection of local schools and everyday amenities, enhancing the practicality of the location for families and professionals alike.