Arables Lane, Frodingham, East Yorkshire, HU12

Main Accommodation

Ground Floor

Entrance Hall

3.25m x 2.2m (10' 8" x 7' 3")

Entering through a part-glazed hardwood door from the garden room, this particularly welcoming entrance hall boasts a split-level spindled staircase that elegantly leads to the first-floor half and main landing areas. Additional features include ceiling coving, a dado rail, and a radiator.

Sitting Room

7.24m x 4.65m (23' 9" x 15' 3")

This elegant sitting room is all about the views. With double-glazed south-facing windows, it offers splendid garden and countryside vistas, bathing the room in natural light. An elegant fireplace with a granite hearth provides a focal point, ideal for open fires. The spacious room offers plenty of options for arranging your furniture and includes ceiling coving and two radiators.

Family Room

4.83m x 4.62m (15' 10" x 15' 2")

Accessed from both the kitchen hallway and garden room, this fabulous room exudes character. Located in the oldest part of the building, it features a double-glazed window allowing natural light to flood in. An exposed brick fireplace, housing a large multifuel stove, commands attention and is perfect for cosy autumn and winter days. The room also includes a sizable walk-in storage cupboard, feature ceiling beam, and a radiator.

Garden Room

6.86m x 2.87m (22' 6" x 9' 5")

A fabulous-sized room abundant in natural light, the garden room offers stunning south-facing garden and countryside views. It's the perfect place to sit and relax, with a tiled floor covering and radiators for extra warmth during the winter months. The garden room provides internal access to the annex.

Study

4m x 3.23m (13' 1" x 10' 7")

This versatile room, currently used as a home office, has access from both the rear entrance hall and the kitchen. It features a double-glazed window overlooking the courtyard, laminate floor covering, and a radiator.

Boot Room

4.2m x 3.18m (13' 9" x 10' 5")

The boot room is accessed via an oak entrance door from the courtyard and an internal door leading to the utility room. It includes a double-glazed window overlooking the side garden and a radiator.

Kitchen/Dining Room

6.12m x 3.48m (20' 1" x 11' 5")

The heart of this home, the combined kitchen/breakfast room is ideal for family gatherings and entertaining friends. Divided into two parts by a central peninsula unit, the kitchen is equipped with quality cream shaker-style base and wall-mounted cabinets, porcelain handles, laminated work surfaces and feature ceramic splash-back tiling.. Features include a one-and-a-half bowl white ceramic sink unit, a freestanding cooker with a fitted extractor hood, integrated fridge/freezer and dishwasher, tiled floor covering, and three double-glazed windows. The dining area is sizable enough to accommodate a large table and chairs.

Rear Hallway

4.14m x 2.06m (13' 7" x 6' 9")

This welcoming entrance hall features an oak door leading in from the rear courtyard, laminate floor covering, a built-in cloaks cupboard, and a radiator.

Utility Room

2.87m x 2.4m (9' 5" x 7' 10")

Cloakroom

Conveniently located, the cloakroom includes a double-glazed window and is appointed with a two-piece suite comprising a wash hand basin and a low flush WC. Ceramic tiling to the splashback areas, laminate floor covering, and a radiator complete the space.

First Floor

Landing

The central landing area features a double-glazed window providing stunning south-facing views. Access to the loft space is available, and the area includes ceiling coving and a radiator.

Bedroom

4.62m x 2.82m (15' 2" x 9' 3")

This room features a double-glazed window offering splendid southern views. It includes an excellent arrangement of quality Sharps fitted furniture, including wardrobes with hanging rails and shelves, as well as a radiator.

Bathroom

2.67m x 1.75m (8' 9" x 5' 9")

The bathroom is smartly appointed with a three-piece suite comprising a panel bath, wash hand basin inset into an on-trend grey shaker-style vanity cabinet with storage, and an adjacent low flush WC with a concealed cistern. The room features extensive tiling to the walls. Vinyl floorcovering , ceiling coving, a heated towel rail, and inset ceiling spotlights.

Shower Room

2.16m x 1.3m (7' 1" x 4' 3")

Accessed from the half landing, this well-appointed shower room features a double-glazed window and a three-piece suite comprising a walk-in shower enclosure with a fitted shower unit, a wash basin with storage, and a WC. The room includes extensive tiling, vinyl floor covering, ceiling coving, a heated towel rail, and ceiling spotlights.

Inner Landing

3.58m x 1.55m (11' 9" x 5' 1")

The inner landing area features a double-glazed window providing stunning south-facing views.

Bedroom

4.83m x 4.62m (15' 10" x 15' 2")

Again, this room features a double-glazed window offering splendid southern views. It includes an excellent arrangement of quality fitted furniture, including wardrobes with hanging rails and shelves, as well as a radiator.

Bedroom

3.56m x 2.97m (11' 8" x 9' 9")

This bedroom features a double-glazed window overlooking the courtyard providing ample natural light. Fitted wardrobes and cupboards. Radiator.

The Annexe

This quality self-contained one-bedroom bungalow annex is sympathetically joined to the side of the property. It has its own private entrance door but is also accessible from the main property via a door in the garden room if required. The annex has its own oil-fired boiler and heating system and a gas fire supplied via bottles at the rear. It offers ideal space for dependent relatives, guest accommodation, or potential income from short-term holiday rentals and Airbnb.

Entrance Hall

Independently accessed through a double-glazed entrance door, this attractive entrance to the bungalow includes fitted storage, ceiling coving, a radiator, and access to the loft space.

Combined Sitting Room/Kitchen

7.09m x 3.35m (23' 3" x 11' 0")

This spacious room features double-glazed French doors opening out onto a south-facing sun terrace, along with a double-glazed window overlooking the courtyard. The sitting room area is comfortably appointed with a marble fireplace housing a gas fire (fuelled by bottled gas) and a radiator. The kitchen area is well-equipped with oak effect shaker-style base and wall-mounted cabinets, laminated work surfaces, ceramic tiling to the splashback areas, and a stainless steel sink unit with a mixer tap. Additional features include a Stoves cooker with an extractor hood over and an integrated fridge.

Bedroom

3.8m x 2.54m (12' 6" x 8' 4")

A double-glazed window offering southern views. It includes an arrangement of fitted furniture, including wardrobes with hanging rails and shelves, as well as a radiator.

Shower Room

2.62m x 1.8m (8' 7" x 5' 11")

The shower room is smartly appointed with a three-piece suite comprising a sizable walk-in shower enclosure with a fitted shower unit, a wash hand basin inset into a vanity cabinet with storage, and an adjacent WC with a concealed cistern. The room features tiling to the splashback areas, ceiling coving, a radiator, and ceiling spotlights.

Outside

Driveway/Courtyard

This highly impressive country farmhouse occupies a serene location within a quiet East Riding hamlet. Approached from the front through a five-bar timber gate, a sizable gravel driveway leads past outbuildings on the left and a planted raised bed on the right. The driveway continues to a parking forecourt providing ample space for vehicles in front of both the main property and the annex. It further extends to an attractive gravel courtyard with decorative raised beds, a timber-built summer house, and a paved seating area. A gate leads through to the side garden, with additional pedestrian access via a gate alongside the annex.

Formal Gardens

The property boasts splendid formal gardens to the side (easterly direction) and rear (southerly direction). These beautifully arranged gardens wrap around the property, featuring expansive lawns, a variety of shrubs, plants, and trees, providing a kaleidoscope of seasonal colour and texture. Densely planted areas and twisted gravel walkways add to the charm, along with several established trees for shade, including fruit trees. The garden also includes a potting shed, greenhouse, and views over the paddock and unobstructed countryside beyond. Adjacent to the annex’s French doors is a timber sundeck facing south, and discreetly positioned to the side is the oil storage tank and gas bottles. The rear gardens are truly a fabulous feature of the property and must be seen to be appreciated.

Paddocks

The extensive grass paddock, approximately 3.3 acres, runs behind the rear of the property (south) and to both sides (east and west). The boundaries are defined by a combination of wire fencing and hedge boundaries. The potential within the paddocks is immense, particularly attractive for those with equestrian interests.

Barns

Adjacent to the roadside is a two-story red brick barn under a clay-tiled roof. This barn is separated into two ground-floor sections with a first-floor area accessible via a metal staircase rising into the attic/hayloft. The barns are thought to date back over 200 years. The sellers have commissioned a structural engineers report on the barns that is available for inspection.

Ground Floor Store Room

13.94m x 5.26m (45' 9" x 17' 3")

The ground floor storage room within the barn has independent access from the courtyard. Equipped with power and lighting, and an internal metal staircase leads up to the first-floor store/hayloft. Metal clad walls. Sink and water supply.

Store/Hayloft

8.56m x 5.2m (28' 1" x 17' 1")

Store/hayloft, undeveloped open barn brimming with potential.

Open Barn

8.56m x 5.2m (28' 1" x 17' 1")

Part of the red brick barn is designated as a storage area, also accessed from the agricultural barn offering substantial potential for various uses. Undeveloped and with enormous potential.

Agricutural Barn

31.8m x 17m (104' 4" x 55' 9")

Adjoining the brick barn is a large metal frame agricultural barn with brick walls and concrete flooring. This space is currently used for storage and as a garage, with vehicular doors opening onto the property's front driveway. This enormous space offers tremendous potential for various uses. Water and lighting connected.

Workshop

8.56m x 5.2m (28' 1" x 17' 1")

Within the barn building and accessed from the driveway, the sizable workshop is equipped with power and lighting, providing ample space for various projects and storage needs. Water supply laid-on.

Derv Store

3.76m x 2.03m (12' 4" x 6' 8")

The DERV room presents additional potential for storage.

Agents Note