Biggin, Leeds, North Yorkshire, LS25

Pear Tree Cottage is a substantial and characterful period home set within generous mature gardens, enjoying uninterrupted views across the Yorkshire countryside.

Approached through an attractive entrance gateway, Pear Tree Cottage is a handsome period home with classic proportions and an appealing traditional façade. Its attractive frontage and mature setting create an immediate impression.

A generous private driveway provides ample off-road parking for several vehicles before leading to the loosely landscaped front gardens. An expansive lawn is framed and disrupted by mature trees, established shrubs and well-stocked borders, while cobbled pathways weave through the grounds. A distinctive blue front door adds a splash of colour and character to the property's welcoming exterior.

A pathway continues along the front elevation, passing a traditional side entrance before reaching the conservatory at the side, allowing the gardens and setting to be appreciated from several aspects.

The gardens are one of Pear Tree Cottage's standout features. Hidden corners and a productive kitchen garden add further interest, while a useful garden shed provides practical storage. The gardens offer excellent scope for further landscaping or restoration to suit individual tastes.

To the rear, the property backs directly onto open fields. The long rear garden extends across the full width of the house and enjoys uninterrupted views over the surrounding Yorkshire countryside, providing a peaceful and private setting.

Stepping through the Tiffany blue front door, the entrance hall features a traditional tiled floor and a staircase rising to the first floor, introducing the property's wealth of period character.

To the right, the spacious family kitchen is generously proportioned and forms the heart of the home. It is fitted with traditional wooden cabinetry, contrasting blue Formica worktops and a range cooker set within an impressive original arched fireplace. Exposed ceiling beams, painted white, retain the room's character while helping to maximise natural light. There is ample space and plumbing for a washing machine and dishwasher. While the kitchen would benefit from updating, it offers an excellent opportunity to create a bespoke country kitchen while retaining many original features.

To the left of the entrance hall, the principal reception room showcases further period details. An impressive fireplace incorporating the original bread oven forms the focal point, while bespoke built-in drinks storage has been incorporated to one side. A generous understairs cupboard provides useful storage and houses the property's alarm system.

A second front entrance opens into an additional tiled hallway, providing practical day-to-day access. A guest cloakroom with WC is located off the hall, together with a further understairs storage cupboard.

Beyond, the family sitting room offers a comfortable second reception space centred around an attractive log-burning stove. Dual-aspect windows overlooking the front and rear gardens fill the room with natural light throughout the day.

The orangery-style conservatory provides an excellent additional living and entertaining space. A vaulted ceiling, timber flooring and extensive glazing maximise both light and the views across the gardens and neighbouring fields. Double patio doors open directly onto the garden, creating a seamless connection between the house and its surroundings.

A timber door leads into a further garden room or study, offering flexible accommodation with double doors opening directly onto the gardens. Suitable as a home office, reading room or additional reception space, buyers should note that there is visible cracking to part of the ceiling, which may require further investigation.

Returning to the secondary entrance, an extension provides additional versatile accommodation. It begins with a smaller connecting room before opening into a particularly bright studio with three large windows enjoying uninterrupted views across the adjoining fields. Previously used as an artist's studio, the space benefits from excellent natural light and is equally suited to creative, professional or recreational use. Beyond is a further adaptable room, currently arranged as a hobby room but equally suitable as a ground floor bedroom, home office or additional reception room.

The first floor is arranged across two distinct sections, reflecting the property's evolution over time while providing flexible accommodation.

Occupying its own private wing, the principal bedroom suite is generously proportioned, with ample space for a large bed, wardrobes and a dressing area. The spacious en suite bathroom is fitted with a shower, while the layout offers a good degree of privacy from the remainder of the first-floor accommodation.

Adjacent to the principal suite is the family bathroom, partially tiled and fitted with a bath incorporating a handheld shower attachment, WC and urinal.

The remaining first-floor accommodation comprises two further generous double bedrooms. One overlooks the mature gardens and features built-in wardrobes, an attractive period fireplace and a useful wardrobe cupboard above the staircase. The second, currently used as a home office, also enjoys pleasant views and houses the property's CCTV monitoring equipment, providing surveillance of the rear gardens, entrance gate and surrounding grounds.

Pear Tree Cottage is a distinctive period home offering generous accommodation, substantial mature gardens and far-reaching rural views. While certain areas would benefit from sympathetic modernisation, the property retains an impressive range of original features and offers excellent scope for a purchaser to enhance and personalise it. Combined with its attractive setting in the picturesque village of Biggin, it represents a rare opportunity to acquire a characterful country home with considerable long-term potential.

MATERIAL INFORMATION
PROPERTY IS BEING SOLD WITH PROBATE OUTSTANDING
Freehold
0.7 Acres
North Yorkshire Council Tax Band G
High Flood Risk

AUCTIONEERS COMMENTS
This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation
Period. Interested parties’ personal data will be shared with the Auctioneer (iamsold Ltd).
If considering a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information
Pack is provided, which you must view before bidding. The buyer is responsible for the Pack fee. For the most recent
information on the Buyer Information Pack fee, please contact the iamsold team.
The buyer signs a Reservation Agreement and makes payment of a Non-Refundable Reservation Fee of 4.5% of the purchase
price inc VAT, subject to a minimum of £6,600 inc. VAT. This Fee is paid to reserve the property to the buyer during the
Reservation Period and is paid in addition to the purchase price. The Fee is considered within calculations for stamp duty.
Services may be recommended by the Agent/Auctioneer in which they will receive payment from the service provider if the
service is taken. Payment varies but will be no more than £960 inc. VAT. These services are optional.