Sianwood Main Road, Burton Pidsea, Hull, , HU12 9AX • Modernised Detached House • circa. 4.00 acres • Popular Village Location • 4 Bedrooms & 2 Baths/Shower • Equestrian Yard & Stables • Views over Open Countryside • Well Presented Accommodation • Paddocks & Sand/Fibre School • Commercial Investment Opportunity

Sitting in just under 4.00 acres, Sianwood comprises of a well presented, modernised & extended detached four bedroom chalet style house, together with equestrian yard, stables, paddocks and commercial investment opportunity, all set within a popular village location approximately 8 miles east of the city of .

The dwelling offers four bedrooms arranged over two floors with bathing room and comprehensive vanity unit to the master bedroom and has an open living kitchen diner to the ground floor, with mainly Travertine floor tiles, built in audio system as well as being uPVC double glazed and having gas central heating. Externally there are well tended principally lawn gardens to the front and rear, beyond which there is the equestrian yard with circa. 10 stables, tack room/stores together with an all weather sand school leading onto a series of grass paddocks. Additionally, the property includes a brick and tile building presently occupied by 'Mary Poppins' day nursery providing a rental income to the present property owners, which can continue if so required.

Offers Over £450,000 Location The property has a rural location and is situated towards the eastern fringe of the popular village of Butron Pidsea located approximately 8 miles east of the city of Kingston upon Hull. The property is approached from the frontage over a driveway allowing for parking of multiple vehicles, the driveway then splitting to provide access and parking to the present day nursery which extends to the rear allowing access to the equestiran yard.

The village of Burton Pidsea provides a range of local services and facilities including church, village hall, petrol filling station which incorporates mini-market and post office, there being two reputable public houses together with a village primary school.

Accommodation The accommodation is arranged over two floors and is detailed below as well as on the property floor plans.

Porch Open front porch with brick arch and quarry tile floor, glazed UPVC panel and front entrance door leading to;

Reception Hall Having recessed cloaks, stairs floors leading to first floor and single panel radiator.

Lounge 10'9" x 10'4" (3.29 x 3.16) Having oriel bay overlooking front gardens, laminate boarded floor, television point and audio system with speakers, double panel radiator.

Living Kitchen & Sun Room 22'0" x 19'3" (6.71 x 5.88) Fitted with base and drawer units, central island which incorporates Leisure range cooker with 5 plate electric ceramic hob, warming plate, double oven with ceiling mounted extractor, the island also providing drawer and base units and separate pantry. The kitchen units are complemented by granite work surfaces, ceramic Belfast sink with mixer tap, integrated dishwasher and space with plumbing for American type fridge freezer. wall TV point, recessed spot lighting and double radiator. The kitchen includes a feature brick Inglenook with cast wood burning stove and is open to a sun room overlooking the rear gardens.

Dining Room 10'10" x 10'4" (3.31 x 3.16) Open to and approached from the living kitchen, the dining room again has an oriel bay window to the frontage, double panel radiator and telephone point.

Bedroom Two 13'1" x 7'8" (4 x 2.34) Oriel bay window overlooking front gardens, single panel radiator, laminated boarded floor and television point.

Bedroom Four 11'3" x 10'10" (3.43 x 3.32) Having stripped and painted boarded floor, single panel radiator, television point and sliding patio doors opening to rear gardens and decked patio. Shower Room 7'0" x 6'10" (2.15 x 2.09) With three piece white suite including double width glazed walk in shower, low flush W.C. and pedestal wash hand basin, the shower room has part panelling to walls, extractor unit, shaver point with stripped and painted boarded floors and includes a tubular radiator/towel rail.

First Floor Landing with balustrade, Veluxe type roof light and access to two useful void storage areas, one of which incorporates the gas central heating boiler.

Master Bedroom 14'7" x 11'3" (4.46 x 3.45) The bedroom incorporates a large vanity storage unit with pedestal sink and mixer tap, displays, drawer and cupboard storage, vertical tubular radiator and dormer window overlooking rear gardens, feature LED floor and wall illumination, the bedroom being partially open to:

Bathing Area 11'4" x 4'10" (3.46 x 1.49) Incorporating a large double ended tub bath, again with LED feature wall lighting and extractor unit.

External Tarmac side drive and stoned area allowing for parking of multiple vehicles fronting onto raised and illuminated sleeper planters with open lawn beyond with shrub and tree plantings and central path leading from the public highway ti the entrance porch. To the rear there is a raised deck terrace allowing for outside entertaining again with raised sleeper planters, beyond which there are large enclosed, principally lawn gardens with rockery, ornamental shrubs and tree planting together with useful timber garden store. From the rear garden there is a railed pedestrian gated access leading to:

Equestrian Yard and Stables The stables and storage barns are arranged around a central concrete yard there being a number of additional stoned parking areas.

Isolation Stable & Store 17'8" x 10'2" (5.40 x 3.10) Timber construction with profile metal roof and having a small sand turnout.

Secure Tack Room/Store 20'4" x 15'3" (6.20 x 4.65) Of block construction with metal profile roof with plumbing for washing machine and sink unit.

Stable Block 60'4" x 13'7" (max) (18.40 x 4.15 (max)) Built in blockwork with metal profile roof and incorporating four c.12' x 12' stables each with water drinkers and two further stables c.10' x 10'.

Stables/Store 26'2" x 10'2" (8.00 x 3.10) Part block and timber construction with corrugated iron roof and separate converted railway carriage. Timber Lodden Stables 35'1" x 12'5" (10.70 x 3.80) Timber construction with metal profile roof incorporating three stables.

Sand/Fibre School & Paddocks Smaller turnout paddocks are immediately to the west and north of the yard, lying adjacent to which there is 40m x 20m fibre and sand school with "Super Drainage", the remaining grass paddocks lying principally to the west of the yard which are divided by a series of electric fences.

Commercial Building 39'6" x 16'4" (external) (12.05 x 5.00 (external)) Lying to the east of the dwelling house, there is a brick and tile building which has had a number of commercial uses and is presently occupied as a children's day nursery. Externally there is separate parking and an outdoor play area, the nursery in part sharing the drive which leads through to the rear equestrian yard. The premises have been let on a commercial lease to which the present occupiers are holding over, further details in relation to this and the present rent are available on request. Should vacant possession be required then the present owners would serve the requisite Notice to Quit upon the existing tenants.

Services Mains water, electric, gas and drainage are connected to the property. The dwelling house benefits from a gas fired central heating system mains electric and water being available to the equestrian yard.

Energy Performance Certificates (EPC's) The Energy Performance Certificates (EPC's) indicates an Energy Efficiency Rating within Band E for the Dwelling House and Band D for the Nursery.

Tenure The tenure of the property we were given to understand is Freehold, however, this point should be verified or other wise by solicitors via pre-contract enquiries.

Possession Vacant possession of the dwelling house, equestrian yard and paddocks is immediately available. Should vacant possession be required upon the commercial day nursery, then the vendors will look to serve the required Notice to Quit.

Outgoings From internet enquiries with the Valuation Office Website the residential element has been placed in Band E for Council Tax Purposes. The Nursery is assessed for Business Rates and has a current rateable value of £4,700.

Viewings Strictly by appointment with the sole agents Leonards on 01482 375212.

Free Market Appraisal Thinking of selling your house, or presently on the market and not yet achieved a sale or the level of interest you expected*? Then why not contact Leonards for a free independent market appraisal for the sale of your property, we have many years of experience and a proven track record in the selling of properties throughout the city of Hull and the . *Where your property is presently been marketed by another agent, please check you agency agreement for any early termination costs or charges which may apply.

Money Laundering Regulations 2003 & Immigration Act 2014: Intending purchasers will be asked to produce identification documentation at a later stage. 2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and accordingly if there is any point which is of particular importance, please contact our office and we will endeavour to check the position for you. 3. Measurements: These approximate room sizes or any stated areas are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture etc. 4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 5. Photographs & Floor Plans: Floor plans where supplied, are not to scale and are provided for general reference only, photographs may have been taken using a wide angle lens which also has the potential to make a room look larger and therefore please refer to the room measurements detailed within this brochure. 6. Leonards for themselves and their vendors of this property, whose agents they are given notice that these particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. Matters referred to should be independently verified by any prospective purchaser. Neither Leonards, nor any of its employees or agents has any authority to make or give any representation or warranty in relation to this property. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website