GENERAL REMARKS

Garden Cottage is a charming, white-rendered countryside retreat set on three quarters of an acre of land with beautiful views toward the Wolds. Perfectly located for commuters, it offers easy access to both York and the east coast. The home dates back 250 years, with later additions in the early 1900s and 1970s, and carries a unique history as a former garden centre.

Filled with character and natural light, this spacious family home offers a thoughtful layout perfect for modern living. The ground floor features a welcoming tiled entrance hall leading to a substantial boot room, utility washroom, walk-in larder, and a farmhouse-style kitchen-diner. The kitchen is beautifully finished with Shaker-style units, granite worktops, and a Range oven, all kept warm with electric underfloor heating and boasting lovely garden views.
For relaxation and entertaining, the property includes a large conservatory also with underfloor heating and two generous reception rooms: a cosy living room with a multi-fuel stove and a family room/snug featuring a traditional log burner.

Upstairs, you’ll find: Four well-proportioned bedrooms, providing ample space for a growing family. A luxury principal bedroom complete with a walk-in wardrobe and adjacent shower room. A modern house bathroom featuring a freestanding bath and separate shower, with picturesque views stretching toward the Wolds.

Outside is a gardener’s delight. The property is accessed through a brick-pillared entrance with steel gate, opening onto a sweeping gravel driveway that offers generous parking for multiple vehicles. Outbuildings include a double-sized carport with an attached single garage and a dedicated outdoor kitchen. The attractively landscaped gardens are a highlight, featuring lawns, mature shrubbery, and a productive orchard of apple, plum, and greengage trees, all complemented by vibrant perennial borders.

In summary: a lovely period cottage likely to appeal to both families and garden lovers.

VIEWING

All viewing is strictly by prior appointment with the sole selling agents, Hudson Moody. Please contact our personal agent Alex McClean. Telephone (01904) 489906.

LOCATION

The property is located on the edge of the small hamlet of Kexby, circa 6 miles east of York city centre and is only 3 miles from the A64. Kexby sits in the catchment area for the highly regarded Fulford Secondary School and Elvington Primary School. Regular coastliner bus service to York.

AMENITIES

*new installed sewage treatment plant (6 adult system). Installed 2025.
*mains gas and electric (gas boiler is located in the boot room)
*uPVC double glazed windows
*access hatch on first floor landing includes a laddered loft -predominantly boarded with insulation and electric lighting
*loft dehumidifier

LOCAL AUTHORITY

City of York Council, West Offices, Station Rise, York, YO1 6GA.

OFFER PROCEDURE

Before contacting a Building Society, Bank or Solicitor you should make your offer to the office dealing with the sale, as any delay may result in the sale being agreed to another purchaser, thus incurring unnecessary costs. Under the Estate Agency Act 1991, you will be required to provide us with financial information in order to verify your position, before we can recommend your offer to the vendor. We will also require proof of identification in order to adhere to Money Laundering Regulations.

ANTI-MONEY LAUNDERING COMPLIANCE

We are legally required to conduct Anti-Money Laundering (AML) checks on all purchasers and sellers. These checks become mandatory once a seller accepts an offer on a property (subject to contract).

AML checks are valid for six months from the date of completion. If your transaction does not proceed and you submit an offer on another property more than six months later, or if your existing AML check is more than six months old at the time of a new offer, you will be required to complete and pay for a new check.

We appoint HIPLA as our compliance partner to carry out these checks on our behalf. Once your offer has been accepted (subject to contract), HIPLA will contact you directly to complete a secure electronic verification process.

A non-refundable fee of £30 + VAT per purchaser is payable for the AML check. This fee must be paid before we can issue the Memorandum of Sale to the solicitors. The fee is non-refundable in all circumstances.