Summary - Kexby, York YO41 5LD
5 bed 4 bath Barn Conversion
Expansive smallholding with private river frontage and versatile outbuildings.
5 bedroom barn conversion with 16.5m indoor pool, spa and annex above
Manor Cottage is a substantial five-bedroom barn conversion set in around eight acres with private River Derwent frontage and dramatic countryside views. The house and extensive outbuildings suit families, equestrian owners or smallholders seeking immediate amenity: garaging, two commercial-size barns, two stables and a spa complex with a 16.5m indoor pool and annex above. The property is offered freehold and chain free, with potential to acquire up to 40 acres by separate negotiation.
Internally the home is generous and flexible, with multiple reception rooms, a large kitchen with oil-fired Aga, family bathroom and principal suite with en‑suite. The spa barn includes a pool, hot tub and sauna, currently heated by a mix of oil and solar panels; above the pool is a one-bedroom annex ideal for staff, older children or short-let income. Outbuildings include room for loose boxes, secure horsebox storage and workspace; the two separate access points and separated amenity space increase development or business potential.
The grounds combine formal garden, ornamental pond, woodland and meadow managed for wildlife, plus private river bank and fishing/shooting rights. The setting is private and tranquil, with low local crime, good broadband and average mobile signal. There is clear potential for further uses (Class Q or outbuilding conversions), subject to consents, and additional land can be taken on to expand equestrian or agricultural use.
Practical points to note: the main fabric dates from an earlier conversion and original solid brick walls are assumed uninsulated in places, so upgrading thermal performance may be required. Pool heating is partly oil-fired, representing ongoing fuel cost and maintenance. Council tax is described as quite expensive. The property is rural and accessed via private lanes; commuting is straightforward to York but a car is essential.
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