Originating from 1486 is this GRADE II LISTED south facing exceptionally attractive FARMHOUSE, full of character with many original features and offered with approximately 15 acres LAND, good grazing and woodland. The views are absolutely magnificent overlooking miles of open countryside and the property is set in large beautifully landscaped gardens.

Situated in an area of outstanding natural beauty this property has awe inspiring views from all elevations.

Ibbotroyd Farm, with beamed ceilings and mullion windows, has been superbly maintained and the accommodation comprises: Porch, family room, utility room, cloakroom, sitting room, dining kitchen, cellar, landing, study area, four bedrooms, bathroom, workshop. Gas central heating, double glazing, private parking for several cars, patios, gardens and land.

Located on the fringe of the delightful trendy town of Hebden Bridge, this property is approximately three quarters of a mile for all amenities (including the railway station with excellent rail links to Leeds and Manchester)

PORCH - (1.87m x 1.18m) A lovely feature of this property is this stone porch with exposed timbers, and old stone shelves.

FAMILY ROOM - (3.32m x 3.53m min.) Exposed beams, exposed stonework and stone mullion windows to the front with excellent views, wall lights and radiator.

UTILITY ROOM - (2.10m x 2.26m) Base units, complementary worktops, stainless steel sink and drainer, "Glow-worm" gas central heating boiler, plumbed for washing machine and some exposed stonework.

CLOAKROOM - (2.04m x 0.83m) WC and wash hand basin, half tiled walls, extractor fan, radiator and tiled floor.

DINING KITCHEN - (5.38m x 3.64m max.) Exposed beams, tiled floor and stone mullion windows front and rear, stone fireplace with exposed stone to the chimney breast. Range of quality base, wall and tower units, including glazed display units, complementary work tops, 1½ bowl sink and drainer and tiled splash-backs. Built-in appliances include a "Whirlpool" four burner gas hob, "Whirlpool" electric oven and grill, "AEG" dishwasher, "Philips" fridge freezer and a cooker hood and extractor fan.

LANDING - (5.01m min. x 2.90m min. ) A hardwood balustrade, stone mullion windows, exposed stone to walls, radiator and fine exposed roof beams and trusses.

BEAMED STUDY AREA - (2.61m x 2.44m max.) The landing opens into this useful area which is currently used as a study, with mullion window and extensive views, wall lights and radiator.

BEDROOM ONE - (3.68m x 3.38m max.) Mullion windows to the front give marvellous extensive views down the valley, There are exposed beams, a radiator and a corner hand basin.

BEDROOM THREE - (3.50m x 3.28m) Exposed beams, stone mullion windows to the front with extensive views, wash hand basin with tiled splash-backs, radiator and loft access.

WORKSHOP - (3.83m x 3.01m min.) Stable door to front, door to rear, window to front, fitted shelving.

CELLAR - (2.35m x 3.72m) A barrel vaulted cellar with stone keeping shelves.

EXTERNAL - There are approx. fifteen acres of LAND including, good grazing land, woodland, gardens etc. Yorkshire stone sun terraces or patios and barbeque areas. On one patio a state of the art electric sun blind has been fitted. In addition there is a driveway to private parking for several cars. Large shed.

LOCATION - From our Hebden Bridge Offices turn right and second left onto Albert Street (by Moyles Restaurant). Follow the road to the t-Junction, turn right and immediate left onto Birchcliffe Road. Follow this road for approx 1/4 mile round a sharp right hand bend passing Chapel Avenue and the Birchcliffe Centre on left. Shortly after, turn left onto Sandy Gate (a narrow lane but signpost Sandy Gate). Proceed along this lane for approx. 3/4 mile following the road as it bends sharply left at Martin Mill house. Shortly after, you will come to Ibbotroyd Farm (signed Ibbotroyd Farm on the gate). Parking is permissible either on the approach driveway before the gate or through the gate.

RYBURNE & Co have prepared these Sales Particulars upon instruction of the Vendor(s). Services, fittings and equipment referred to within the Sales Particulars have not been tested (unless otherwise stated) and no warranties can be given. Accordingly the prospective Buyer(s) must make their own enquiries regarding such matters.

MORTGAGES: Arranged by Independent Financial Advisors. FREE quotation, without obligation, at the best available rates. Please ask for details. To assist you in your decision to move we will be happy to call at your home and give a verbal valuation on your existing property. There will be no charge or obligation.

Your home is at risk if you do not keep up repayments on a mortgage or any other loan secured on it.

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