Three bedroom DETACHED PERIOD LODGE set in mature garden on edge of desirable conservation village. LOCATION: approximately 8 miles NE of York with easy access to the A64 and A166 for Leeds and coast. Convenient for York University and York Railway Station. THE HOUSE is brick built with slate roof. Approx. 1200 sq ft internal space. Entrance porch to spacious hall, open-plan L-shaped sitting room/dining area, breakfast kitchen, utility room with WC, bathroom, one single and two double bedrooms, and study. Good decorative order throughout. All areas covered by a security system. THE GARDEN, which extends around the property,is regarded as a special feature, and creates a secluded private environment. All rooms have views of the garden or surrounding countryside.

OPEN ENTRANCE PORCH. ENTRANCE HALL (15' max x 8'5) with dado rail and period doors. L-SHAPED SITTING ROOM/DINING AREA (made up of 20' x 10' and 10' x 7'8") with windows on three sides. Open fire. BREAKFAST KITCHEN (11'6 x 10'). UTILITY ROOM (8'5 x 6'6) with WC off and door to rear porch and garden. STUDY (7'10 x 8'2 max) BATHROOM (14'2 x 7' max) with white suite, heated towel rail. BEDROOM ONE (12' x 12') plus built in wardrobes. BEDROOM TWO (14'2 x 9')with built in wardrobes. BEDROOM THREE (8'3 x 6'11) INNER HALL with two cupboards. INNER LOBBY with space for work station. OUTSIDE Double (length) brick/tile garage, two garden sheds and log store, all set in approximately 1/3rd acre of well maintained private mature garden, surrounded on three sides by woodland/paddock and southerly aspect open to farmland.

PLANNING PERMISSION has been granted for a kitchen/recreation room extension. This would also create scope for internal rearrangement of other rooms. HISTORICAL CONTEXT: Arbor Lodge is one of only two lodges surviving from the former Sand Hutton Estate. The property has been enlarged and progressively refurbished by the current owners. LOCAL AMENITIES: Sand Hutton is only 8 miles from York City with all its cultural and historical assets and only 7 miles from a large retail park with convenient access to a wide range of leading brand names. GENERAL: Freehold with no onward chain. Current Ryedale DC Tax Band F. VIEWING essential before making an offer. Brochure and plan available from vendor.

CONTACT VENDOR FOR VIEWING
Tel:
     The Little House Company on 0800 083 42 41