INTRODUCTION Angel House Farm is an immaculate residential and equestrian based smallholding situated in a rural, yet accessible location within the Vale of York, benefiting from excellent access to York, Leeds, Selby and the motorway networks.

The property comprises a substantial 4 bedroom farmhouse with three reception rooms, a detached traditional farm building with planning permission for a 2/3 bedroom annexe, an immaculate range of former farm buildings and land, that have now been adapted to provide high quality equestrian facilities, including: American barn stabling, manege, hay barn and six post and rail paddocks, situated in grounds of approximately ten acres.

The property has been meticulously maintained by the current owners and a private tarmac driveway, bordered by neat grass verges and railed paddocks leads to the centrally located farmhouse.

Angel House Farmhouse was constructed approximately 20 years ago and the spacious accommodation comprises: Entrance Lobby, Dining Hall, Sitting Room, Dining Kitchen, Snug, Conservatory, Rear Entrance Lobby, Utility Room, Office, Cloakroom. First Floor: Master En-suite Bedroom, Three Further Bedrooms and Family Bathroom. Outside: Extensive Front Lawned Garden and Rear Courtyard Garden and Parking Area with Garage.

The sale of Angel House Farm, presents an excellent equestrian opportunity, and is an ideal property, for those looking to establish an equestrian based business. There is a comprehensive range of stables, together with farm buildings for storage, and excellent facilities including an all weather manege. The property received full planning permission in 2006 and could be operated as a commercial livery yard, should a new owner so wish.

The land is in a compact ring fence and is well fenced providing good quality grazing and is useful for both equestrian and agricultural use.

Overall, Angel House Farm is a peacefully located, well maintained smallholding with a fine farmhouse, in immaculate grounds with excellent equestrian facilities.

LOCATION The property is situated in a peaceful rural location, approximately …miles from the popular village of Wistow.

Selby is only 3.5 miles distant and provides a full range of services and amenities.

The Historic City of York is only 12 miles distant and provides a wide range of amenities and services including: restaurants, shops, pubs, leisure centres, cinema, theatre, art galleries, out of town shopping centres and a railway station with direct mainline trains to Kings Cross, London and Edinburgh, Scotland in 1.45hours.

Leeds City Centre is 25 miles distant and the property is close proximity to the M1, A1, M62 and A19 road networks.