Summary - Kexby, York YO41 5LD
5 bed 4 bath Barn Conversion
Approximately 40 acres of land with circa 1.2 km private river frontage
Indoor 16.5m pool, hot tub and sauna in converted barn/spa complex
Two commercial barns, two brick stables, tack room with mezzanine
One‑bed annexe above pool; suitable for family/guest or rental
Newly renovated main house with period features and solar panels
Solid brick walls assumed uninsulated — retrofit likely required
Pool heating partly oil‑fired — potentially high running costs
No onward chain; two accesses and potential for Class Q conversions
Manor Cottage is a substantial barn conversion set in circa 40 acres with around 1.2 km of private River Derwent frontage, offering rare smallholding and equestrian appeal within six miles of York’s historic walls. The house combines spacious, characterful living (original beams, vaulted entertaining room) with practical modern additions: a one-bedroom annexe above the pool, large outbuildings and converted spa complex. The plot’s mix of grassland, woodland and fishing ponds delivers immediate privacy, wildlife interest and low public access.
Key lifestyle assets include an indoor 16.5m pool with hot tub and sauna, two commercial-sized barns, two brick stables and multiple accesses — useful for hobby farmers, equestrian owners or those running a home-based business. Solar panels reduce energy draw and have previously generated FIT income; broadband speeds are fast for rural standards. The property is offered chain free and has potential for further uses of its outbuildings (Class Q and other conversion opportunities), or for part-plot sale if desired.
Buyers should note material running and upgrade considerations. The pool complex is currently heated by oil supplemented by solar — this can mean significant heating costs and maintenance. The house walls are solid brick and are assumed to lack modern cavity insulation, so buyers wanting high thermal performance should budget for retrofit work. Council tax is described as quite expensive. While the land is largely low-maintenance and produces some rental and conservation income, ownership still requires basic land management and responsibility for private riverbank maintenance.
This is a commanding, flexible rural home for families, equestrian households or buyers seeking an extensive private estate near York. It offers immediate enjoyment with room for personalisation or modest development, but also realistic ongoing costs and some retrofit works to consider.
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