Little Ouseburn, North Yorkshire

An impressive grade II listed 4 bedroomed house with attached 2 bedroomed annex totalling some 3300 sq ft, and situated in a lovely village setting between Boroughbridge and York. An adjacent converted barn being commercial offices of around 3400 sq ft, now with planning and listed building consent for residential use is also available by separate negotiation.

Situation - Broadlands Farm occupies a prominent position on the main street of Little Ouseburn, an increasingly popular village noted for its individual homes. The village is situated some 5 miles south-east of Boroughbridge and equidistant from York and Harrogate. Both can be easily reached by road or rail with Cattal station a 6-7 minute drive offering connections to the LNER East Coast Main line. The A1 (M) motorway is 5 miles to west affording excellent accessibility to the West Yorkshire conurbation and further afield.

Description - This impressive house having plum red brick elevations under a pantile roof, dates from the mid C18th century and is understandably a Grade II listed building, occupying a prominent position in the centre of the village. The elegant roadside walling is also listed. The property offers well-proportioned accommodation with an attached single storey annex that has both direct and separate access with resultant flexibility of use. Overall, the house and annex extend to some 3300 square feet. On the northern side, with access off Back Lane is a two-storey brick barn that was part of the original farmstead. Offered as a second lot by separate negotiation,, it was converted some 20 years ago into a self-contained suite of commercially let offices of around 3400 sq ft (gross) with generous parking. Whilst this use could continue, the barn now has planning and listed building consent for use as a residential dwelling.

Accommodation - The farmhouse is a lovely home of considerable character which is immediately apparent on arrival into the panelled entrance hall. The sitting room has a feature fireplace and window overlooking the main garden area. The panelled dining room has an impressive fireplace with a window to the garden. There is a separate music room and study in addition. A useful utility room connects to the rear entrance hall being conservatory styled with access to driveway courtyard, the main garden area and annex. The first floor of the main house encompasses 4 bedrooms plus a house bathroom with the option of having additional bedroom accommodation if utilised in conjunction with the annex. That said the annex also has its own external access and is suitable for dependent relatives, home working or income generation.

Available by separate negotiation, the suite of offices, which are offered with vacant possession following the end of a long-term letting to a computer company, are in good order and the present use could continue. Alternatively, planning and listed building consent has now been granted for the barn to be used as a separate dwelling of around 3400 sq ft, with access off Back Lane.

As a whole Broadlands Farm is a unique property that offers considerable flexibility. As a whole it would readily suit for multigenerational living, with the added potential for income generation from both residential and commercial users. Alternatively the property would readily split, creating two individual homes that would both enjoy considerable privacy with the farmhouse and annex having formal gardens to the east and west, and the barn an enticing south facing walled garden and terracing.

Mode Of Sale - The property is offered for sale as a whole, or as two lots as described above.

Tenure - The property is freehold and offered with full vacant possession. The property is sold subject to and with the benefit of all existing wayleaves, easements, and rights of way, public and private, whether specifically mentioned or not.

Services - Mains water, electricity and drainage are installed. Heating is oil fired with the barn having a separate boiler. Fibre broadband is installed to the offices as well as an EV charging point.

Floorplans - Plans of the layout for the proposed conversion of the barn to a dwelling, enlarged plans of the house and annex as existing, as well as a site plan showing the potential sub-division of the property are available on request from the selling agents.

Planning - Planning Permission and Listed Building Consent for Conversion and Change of Use from Offices to Residential were granted by North Yorkshire Council on 22 July 2025 (Decision No HGTZC25/01023/FUL and HGTZC25/01024/LB respectively)

Local Authority And Council Tax - North Yorkshire Council. Band G

Directions - From the B6265 proceed east along the village main street with the property half-way down on the left-hand side.

What3words - ///plays.simulator.hill

Viewing Arrangements - Strictly by appointment through GSC Grays

Disclaimer - GSC Grays gives notice that:
1. These particulars are a general guide only and do not form any part of any offer or contract.
2. All descriptions, including photographs, dimensions and other details are given in good faith but no warranty is provided. Statements made should not be relied upon as facts and anyone interested must satisfy themselves as to their accuracy by inspection or otherwise.
3. Neither GSC Grays nor the vendors accept responsibility for any error that these particulars may contain however caused.
4. Any plan is for guidance only and is not drawn to scale. All dimensions, shapes, and compass bearings are approximate and should not be relied upon without checking them first.
5. Nothing in these particulars shall be deemed to be a statement that the property is in good condition, repair or otherwise nor that any services or facilities are in good working order.
6. Please discuss with us any aspects that are important to you prior to travelling to the property.

Particulars And Photography - Particulars written January 2026. Photography taken May 2025