Royston Hill, Hoyland, Barnsley, S74 9HN

ABSOLUTELY SUPERB! ... OCCUPYING AN ENVIABLE POSITION ON THE HIGHLY DESIRABLE ROYSTON HILL, THIS IMPRESSIVE FOUR-BEDROOM DETACHED RESIDENCE HAS BEEN THOUGHTFULLY DESIGNED TO BLEND CHARACTER FEATURES WITH MODERN OPEN-PLAN LIVING. BOASTING AN EXCEPTIONAL OPEN-PLAN KITCHEN, DINING AND LIVING SPACE WITH VAULTED CEILING, A VERSATILE SELECTION OF RECEPTION ROOMS, A STUNNING PRINCIPAL SUITE, TWO EN SUITES, GENEROUS GARDENS, A DETACHED GARAGE WITH MEZZANINE OFFICE AND GATED OFF-STREET PARKING.THIS OUTSTANDING HOME OFFERS FLEXIBLE ACCOMMODATION IDEALLY SUITED TO THE MODERN FAMILY, CLOSE TO LOCAL AMENITIES, SCHOOLING & TRANSPORT LINKS. AN EARLY VIEWING IS ESSENTIAL TO FULLY APPRECIATE THE SIZE, SPECIFICATION AND UNIQUE FEATURES ON OFFER. 

Ground Floor

Entrance Hallway
Entered via an impressive arched solid wood entrance door to the front elevation, the welcoming reception hallway immediately sets the tone for the accommodation on offer. A staircase rises to the first-floor landing, whilst doors provide access to Reception Room Two, Reception Room Three, the utility room, downstairs WC and the superb open-plan kitchen, dining and living space. The ground floor benefits from under floor heating throughout.

Open-Plan Kitchen, Dining & Living Room
Undoubtedly the heart of the home, this exceptional open-plan living space has been thoughtfully designed for modern family life and entertaining. 

Living Area
The stunning living area enjoys a striking dual-height vaulted ceiling with an impressive feature pitched window, flooding the room with natural light. A feature exposed brick wall provides a superb focal point, whilst inset ceiling spotlights, an elegant chandelier and integrated surround sound speakers complete the luxurious finish. Double patio doors open directly onto the rear decking, seamlessly connecting the indoor and outdoor living spaces. 

Dining Area
Positioned between the living area and kitchen, the generous dining space benefits from a further set of patio doors opening onto the rear decking, providing the perfect setting for entertaining family and friends. 

Kitchen
Beautifully appointed with an oversized central island complemented by luxurious granite work surfaces, the kitchen enjoys a side-facing sash-style double glazed window together with two rear-facing sash-style double glazed windows. 
The kitchen is fitted with an integrated dishwasher and pull-out bin storage, together with space for an American-style fridge freezer and a freestanding gas range oven beneath an extractor canopy. Inset ceiling spotlights and integrated surround sound speakers further enhance this superb family space. A side stable door also provides convenient access to the gardens. 

Formal Dining Room (Reception Room Two)
Positioned to the front of the property, this elegant reception room features a front-facing double glazed bay sash-style window, inset ceiling spotlights and beautiful continuous oak flooring, making it ideal for formal dining or an additional family reception room. 

Snug / Home Office (Reception Room Three)
Currently utilised as a snug, games room and home office, this versatile reception room enjoys a front-facing double glazed bay sash-style window together with inset ceiling spotlights, offering excellent flexibility to suit a variety of lifestyles. 

Utility Room
A practical utility room fitted with an inset sink, plumbing for an automatic washing machine and additional space for a freestanding fridge freezer. Inset ceiling spotlights complete the room, whilst an internal door provides direct access into the garage. 

Downstairs WC
Comprising a pedestal wash hand basin and low flush WC, finished with inset ceiling spotlights. 

Garage & Mezzanine Office
Accessed internally from the utility room and externally via an electric up-and-over door, the garage provides excellent storage and workshop space. Double patio doors to the rear create further versatility and direct access into the garden. 
Above the garage is a useful mezzanine level currently utilised as a home office, offering an ideal workspace away from the main accommodation. 

First Floor

Landing
The spacious landing enjoys two front-facing sash-style windows with radiator beneath and provides access to Bedrooms One, Three and four, and the family bathroom and the staircase leading to the second floor. 

Principal Bedroom
A truly spectacular principal suite featuring two Juliet balconies accessed via patio doors, inset ceiling spotlights and integrated surround sound speakers. 
One of the home's most impressive features is the full-height glazed internal wall overlooking the magnificent open-plan living area below. 

En Suite
Beautifully appointed with tiled flooring, under floor heating, a walk-in shower enclosure, vanity wash hand basin, corner low flush WC, side-facing frosted sash-style window and inset ceiling spotlights. 

Bedroom Three
A generous front-facing bedroom enjoying two double glazed sash-style windows, radiator beneath, inset ceiling spotlights and ample space for freestanding wardrobes. 

Bedroom Four
Another well-proportioned front-facing bedroom featuring two sash-style double glazed windows, radiator, inset ceiling spotlights and space for freestanding furniture. 

Family Bathroom
Finished to an excellent standard, the family bathroom comprises a luxurious roll-top bath, separate walk-in shower enclosure, double vanity wash hand basin, low flush WC and heated towel rail. 
The room is completed by tiled flooring, under floor heating, two frosted sash-style double glazed windows, inset ceiling spotlights and integrated surround sound speakers 

Second Floor

Second Floor Landing
The landing benefits from two Velux roof windows, a large radiator and useful eaves storage. 

Bedroom Two
Occupying the entire second floor, this exceptional bedroom is incredibly spacious and flooded with natural light from five rear-facing Velux roof windows. 
The room benefits from three radiators, inset ceiling spotlights, extensive eaves storage and loft access, creating an impressive principal or guest suite. 

En Suite
Fitted with a vanity wash hand basin, low flush WC, walk-in shower enclosure, heated towel rail, under floor heating and inset ceiling spotlights. 

Externally
To the front, the property enjoys a secure gated driveway providing off-street parking for multiple vehicles, with both vehicle and pedestrian access. A pathway leads from the driveway to the impressive entrance door, whilst additional steps descend from the pedestrian entrance through attractive gravelled gardens. 
The rear garden has been thoughtfully landscaped to create exceptional outdoor entertaining space. A substantial decked terrace extends across the rear and side of the property, directly accessed from the open-plan living area. A dedicated barbecue area with breakfast bar seating provides the ideal setting for entertaining, whilst a separate dining terrace is positioned behind the garage, benefiting from direct access via the garage's double doors. 
Steps descend onto a generous lawn which wraps around both sides of the property, with further access into the kitchen via the stable door. Tucked away in the far corner of the garden is an attractive pergola seating area with power connected, finished with paved flagstones to create an additional outdoor living space. An outside tap completes this superb family garden. 

If you would like to arrange to view, or have your property appraised please give us a call on our office number

PLEASE NOTE: THESE DRAFT BROCHURE DETAILS HAVE NOT YET BEEN APPROVED BY THE SELLER.

TENURE: FREEHOLD

COUNCIL TAX BANDING;
We understand the council tax band to be E . (SOURCE: GOV.CO.UK)

SERVICES
Mains water. Mains gas. Mains electric. Mains drainage. Under floor heating. Broadband FFTP.

POSTCODE DIRECTIONS
S74 9HN

DISCLAIMER
1.    PROPERTY MISDESCRIPTION ACT 1967 & 1991: We endeavour to make the details and measurements as accurate as possible. However, please take them as indicative only, made as a result of a visual inspection of the property and from information supplied by the vendor. 

2.    MEASUREMENTS are taken with an electronic device. If you are ordering carpets or furniture, we would advise that the details are checked to your personal satisfaction by taking your own measurements upon viewing. 

3.    No services, apparatus, equipment, fixtures or fittings have been tested by Mallinson and Co so we cannot verify that they are in working order or fit for purpose. A Buyer is advised to obtain verification from their own Tradesperson, Surveyor or Solicitor. 

4.    References to the Tenure of a Property are based on information supplied by the Seller. Mallinson & Co has not had sight of the title documents and has not checked the tenure or the boundaries with the Land registry. A Buyer is advised to obtain verification from their own Solicitor. Mallinson and Co accept no responsibility for any errors or omissions.

5.    MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds after receiving your offer on a property. Please provide these in order to reduce any delay.