Summary - ROSE COTTAGE FARM HULL ROAD SKIRLAUGH HULL HU11 5AE
2 bed 1 bath Smallholding
Large modern smallholding with extensive outbuildings and farm shop potential, close to A165..
4+ acres with paddock divided into fenced sections
Set within just over 4 acres and positioned prominently off the A165, Rose Cottage Farm is a versatile smallholding combining a modern 2-bedroom cottage with extensive outbuildings and agricultural land. The cottage offers generous living space, a living kitchen with Rayburn heating, two double bedrooms and substantial garden grounds with a mature pond. The site includes a large warehouse with a walk-in cold room and mezzanine (completed 2022), a former farm shop building, garage/workshop and ancillary storage — attractive for continued retail use or other rural enterprises.
The property will appeal to buyers seeking an operational smallholding, rural-based business opportunity or a large country plot with development potential. The outbuildings are a major asset: the 2,229 sq ft modern storage building, 873 sq ft former shop (with chillers and shelving) and 756 sq ft garage/workshop provide immediate usable space for trade, storage or conversion subject to consents. The paddock is divided into fenced sections and lends itself to grazing, livestock or amenity use.
Buyers should note material constraints: the dwelling is subject to an agricultural occupancy tie restricting occupation to those working in agriculture/forestry (or dependents), and drainage is via a private septic tank that the vendor believes may not meet current regulations — replacement or upgrade may be required. The plot sits beside the A165, giving excellent visibility and access but also potential road noise. Immediate access uses a shared driveway with 50/50 maintenance responsibility.
Overall this is a rare, substantial smallholding with tangible commercial utility and rural lifestyle potential. It suits purchasers prepared to operate within the agricultural tie and to invest in any necessary compliance or adaptation works, or those seeking an established premises to continue a farm shop or agricultural service business.
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