Yaxley Road, Eye

SUMMARY
For Sale By Auction 23rd June 2026
A lovely Grade II Listed farmhouse offering up to five bedrooms over three storeys. The property has undergone an extensive programme of refurbishment to create a stylish contemporary interior set in a generous garden.


DESCRIPTION
For Sale By Auction 23rd June 2026
This wonderful period farmhouse was Listed in 2021, after the current owner had undertaken an extensive programme of refurbishment. Although there are still some finishing touches that will need to be completed the vast majority of the work has been carried out to include a stylish, contemporary, kitchen, lovely bathrooms, hardwood double glazed windows, heating system and redecoration both internally and externally. The accommodation is spread over three floors with three bedrooms, two en-suite to the first floor and the second floor offering two attic bedrooms, one with a further en-suite.
Externally, the property benefits from extensive parking, a cart lodge/store building and is set on a plot in excess of ½ acre (STMS).

Porch 
An oak framed porch with door to the hall.

Hall 
With doors to the sitting and dining room, exposed brickwork to one wall and exposed timber.

Sitting Room 
A well-proportioned room with window to front aspect and glazed bi-fold doors to the family room. A brick lined fireplace houses a wood burning stove on hearth with bressummer beam over. Exposed brickwork to one wall, central ceiling beam.

Family Room 
A lovely room with exposed timbers to walls and ceiling two French doors overlook and open into the garden.

Dining Room 
An ideal formal dining room with window to the front aspect and doors to the inner hall and kitchen. This room houses a second brick lined fireplace, has exposed brickwork to one wall, and there are further exposed timbers.

Kitchen/Breakfast Room 
This wonderful kitchen has windows to two aspects and is fitted with an excellent range of contemporary drawer and cupboard units with granite work surfaces, and inset sink. A matching island provides further storage and workspace, has a second sink and incorporates a breakfast bar. Appliances within the kitchen include two Viking ovens, a Viking range cooker (with LPG hob), wine fridge and dishwasher. A door leads out to the side aspect.

Inner Hall 
Having fitted storage, stairs with glass balustrade to the first floor and a door to the snug,

Utility Room 
Fitted with further storage and sink unit, this room also houses the LPG central heating boiler.

Cloakroom 
With wc and hand wash basin.

Snug 
This room could readily double as a ground floor bedroom if required, has a window to the rear aspect as well as exposed timbers and wall studs.

Study 
A great home office with a window overlooking the garden and door out to the rear aspect.

Landing 
This landing is partially galleried over the snug and has fitted storage and steep stairs up to the two attic bedrooms.

Principal Bedroom 
With window to the front aspect and exposed central ceiling beam. Doors open to the bathroom and Bedroom 3/Dressing Room.

En-Suite/Bathroom 
This super 'jack and jill' bathroom has a freestanding bath with chrome taps and handheld shower, a 'walk in' shower with overhead rainwater and handheld showers. Twin hand wash basins are set on a washstand, wc. Tiling to floor and walls. A second door opens to the landing.

Bedroom 3/Dressing Room 
Currently used as a dressing room this double bedroom has a window to the front aspect and doors from both the principal bedroom and landing.

Bedroom 2 
A third double bedroom, with window to the front aspect and exposed ceiling beams. Storage is provided by a walk-in wardrobe.

En-Suite 
Fitted with a bath having chrome mixer tap and handheld shower, twin hand wash basins on washstand and wc.

Second Floor/Attic 
Accessed via steep steps from the landing.

Bedroom 4 
Used a guest suite this bedroom, which has reducing head height, and a window the gable end of the house. An open doorway opens to the en-suite.

En-Suite 
Another stylish en-suite fitted with freestanding 'oval' bath with chrome mixer tap and handheld shower, wc and circular stone hand wash basin.

Bedroom 5 
As with the other rooms on this floor there is some reducing head height. There are exposed timbers and a window to the gable overlooking the garden and beyond.

External 
The property is approached from the Yaxley Road over an unadopted track, and then onto its own, extensive driveway which offers plenty of parking. Alongside the drive a cart lodge incorporates storage.
The majority of the garden lies to the north of the property, is laid to grass and is enclosed by a combination of hedging and fencing. There is a pond within the garden. In total the plot extends to in excess of ½ acre (STMS)

Important Notice:  
For each Lot, a contract documentation fee of £1,800 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.

The Guide Price quoted must not be relied upon by prospective purchasers as a valuation or assessment of value of the property. It is intended to provide purchasers with an indication of the region at which the reserve may be set at the time of going to press. The guide price may be subject to variation and interested parties are advised to make regular checks for variations and should be aware that the reserve price may be either below or above the quoted guide price.

Prospective purchasers should also be aware that the eventual sale price may be above or below the guide level dependent upon competition, and should therefore not presume the guide to be indicative of the final expected sale price or the price the property is available at.

When setting the guide price, the auctioneers have given consideration to the seller's instructions in respect of their indicated reserve price at the time of instruction. The reserve price, (the level below which the property will not be sold), remains confidential between the seller and the auctioneer. The guide price therefore, is intended to indicate the region at which the reserve price is intended to be set. The seller will confirm their final reserve price close to the auction date and if appropriate the auctioneers may adjust the guide price to reflect this.

1. Money Laundering Regulation 
Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General 
While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. Photographs And Measurement 
Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

4. Services 
Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. 
THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.