4 bedroom Detached House for sale,

Pinfold Lane, Roos, East Yorkshire, HU12

Step inside and the quality is instantly clear. The wide and welcoming entrance hall sets the tone, with oak internal doors and sleek ceramic wood-effect floor tiles that run throughout the house (save for the carpet on the staircase, complete with sensor-controlled lighting). To the front sits a generously proportioned sitting room — calm, comfortable, and ideal for everyday relaxation. At the opposite end of the hallway, a dedicated home cinema room promises cosy nights in.

The true heart of this home, however, is the fabulous kitchen and family room. Designed with both form and function in mind, it features contemporary cabinetry, stainless steel worksurfaces, two self-cleaning ovens, and a six-burner gas hob. There is also a well-equipped pantry with extensive shelving and an integrated dishwasher. This is a kitchen that keen chefs and bakers will fall in love with — it is as practical as it is stylish. Beyond, a spectacular dining room with a pitched ceiling, dual-aspect windows, and bifold doors creates the perfect setting to gather friends and family while enjoying unbroken southeast-facing views across open countryside and the neighbouring Christmas tree farm.

Also on the ground floor is a well fitted bedroom with its own ensuite bathroom, alongside a contemporary guest cloakroom.

Upstairs, the central landing leads to two further double bedrooms. The principal suite is an indulgent retreat, featuring a freestanding bathtub positioned before a large window framing uninterrupted countryside views — a breathtaking spot in which to unwind. The second bedroom is currently arranged as a dressing room, complete with an extensive range of fitted furniture. A stylish shower room completes the upper floor with a sleek, modern three-piece suite.

Outside, the property continues to impress. The private driveway opens to a generous courtyard providing extensive parking, together with access to the double garage and workshop. The gardens to the rear are a delight — south-east facing, enclosed, and designed for relaxed enjoyment, with established lawns, seating areas, and well-stocked beds, all backed by panoramic views across the open landscape.

The annex offers outstanding flexibility, whether for independent living, hosting guests, or even creating an income stream via Airbnb. It includes a combined sitting room and kitchen with contemporary cabinetry and appliances, a spacious double bedroom, and a three-piece bathroom.

Sustainability has been thoughtfully built into the fabric of this home. A Worcester Bosch boiler (installed 2023) remains under warranty, while new double-glazed windows and doors (2023) also benefit from warranty coverage. Solar panels with SEG provide over 6,000kWh annually, supported by a 6kW inverter and an impressive 18.8kWh of battery storage — capable of powering most of the home, including central heating, even during a power cut. A water softener and filter system further underline the property’s practicality and efficiency.

Quite simply, this home is a triumph. Hidden away yet close to village life, steeped in history yet finished with the most contemporary of touches, it is a property that manages to be both beautiful and brilliantly functional.

We are thrilled to be marketing this outstanding home, and we make no apologies for our enthusiasm. Homes of this calibre, presented to such an exceptional standard, are rare indeed. Viewing is not just recommended — it is essential.

Council Tax Band: D – East Riding of Yorkshire Council | EPC Grade: B

Entrance Hall

6.55m x 2.29m plus recess

Centrally positioned at the heart of the home, the entrance hall immediately sets the tone for the quality and style that runs throughout the property. A smart composite front door with a red façade opens into this generously sized and particularly welcoming space, where ceramic wood-effect floor tiles extend seamlessly through the property. The oak internal doors branch off to the principal reception rooms, while a carpeted staircase with sensor-controlled lighting provides a stylish and practical ascent to the first floor. A built-in storage cupboard offers everyday convenience, and a radiator ensures the space feels warm and inviting upon arrival. Vertical anthracite radiator.

Cloakroom

8'0" x 2'12" (2.44m x 0.91m)

The cloakroom is both practical and stylish featuring a white two-piece suite comprising a wash hand basin set into a quirky upcycled vanity cabinet with integrated storage, and a low-flush WC. A splashback of coloured glass adds a playful touch of style, while the side-facing double-glazed window provides natural light.

Sitting Room

13'9" x 11'11" (4.20m x 3.63m)

Flooded with natural light from windows to the front and side, the sitting room is a bright and welcoming retreat. Ceramic wood-effect tiled flooring continues the home’s sleek aesthetic, while a radiator ensures year-round comfort. This versatile space can be styled to suit formal entertaining or relaxed family living.

Kitchen / Family Room

19'9" x 13'9" (6.02m x 4.20m)

The kitchen and family room form the true heart of the home, designed as a modern lifestyle space where cooking, dining, and relaxing come together seamlessly. Bathed in light from side and rear windows, the kitchen area has been fitted with an extensive range of contemporary concrete-style base and wall units, finished with soft-close doors and drawers and complemented by sleek stainless-steel work surfaces. AEG appliances – including two self-cleaning ovens and a six-burner gas hob with extractor – make it a dream for keen chefs, while a living flame gas fire provides a striking focal point to the family seating area. Inset ceiling spotlights. Two designer copper vertical radiators add further statement style, and the open-plan layout flows naturally into the stunning dining room.

Dining Room

12'2" x 11'11" (3.70m x 3.63m)

The dining room is a spectacular space, with a dramatic pitched ceiling and a wall of glazing that includes four double-glazed windows and full-width bi-fold doors. These open out to the garden, framing splendid views over the landscaped grounds, the adjacent Christmas tree farm, and the rolling countryside beyond. Exposed brick-work. The continuation of the ceramic tiled flooring ties the space to the rest of the home, while vertical radiators add contemporary flair. Perfect for both everyday family meals and entertaining on a grand scale, this room captures the essence of modern countryside living.

Pantry

7'4" x 5'9" (2.24m x 1.75m)

An absolute gem for keen home bakers and organisers, the walk-in pantry (223cm x 202cm) is fitted with extensive shelving, a large stainless steel sink unit, and an integrated dishwasher, all enhanced by natural light from the side-facing window. The space combines functionality with character, making it a true extension of the kitchen.

Utility / Plant Room

8'10" x 6'6" (2.70m x 1.98m)

Accessed externally, the plant room houses plumbing for a washing machine and tumble dryer, ensuring the main living space remains clutter-free. Rear facing double-glazed window and matching entrance door. Ceiling coving and laminated work-surface. Tiled flooring.

Cinema Room / Bedroom 4

13'10" x 11'7" (4.22m x 3.53m)

Designed for the ultimate entertainment experience, the cinema room sits to the front of the property and is finished with tiled flooring and a side window for natural light. Currently fitted with high-specification cinema equipment including 10ft cinema screen and 7:1 sound system and HD projector (available by separate negotiation), it offers a ready-made retreat for family movie nights or immersive gaming. Inset ceiling spotlights.

Bedroom 3

12'1" x 11'8" (3.68m x 3.56m)

This comfortable bedroom is well-appointed with fitted wardrobes and cupboards, a rear-facing double-glazed window framing wonderful views, and ceramic tiled flooring. A sliding oak door connects to the stylish ensuite.

En-Suite Bathroom

7'10" x 5'8" (2.40m x 1.73m)

Finished with a smart three-piece suite in white, comprising a panel bath with fitted shower and screen, a vanity cabinet with inset wash basin and storage, and a low-flush WC. Tall heated towel rail, and ceramic flooring complete the look.

Landing

The central landing provides access through oak doors to two further bedrooms and a shower room, as well as useful built-in storage. The sense of space and flow continues effortlessly into the upper floor. Access to the loft space.

Principal Bedroom

20'7" x 12'7" (6.27m x 3.84m)

Occupying a superb position at the rear of the home, the principal bedroom is a luxurious sanctuary with a south-east aspect and far-reaching countryside views. A striking freestanding bathtub is perfectly positioned in front of the window, set upon a granite-tiled floor with inset lighting – creating an indulgent spa-like ambience. The bedroom is finished with ceramic tiled flooring and a feature radiator, combining relaxation with style.

Bedroom Two / Dressing Room

14'5" x 11'9" (4.40m x 3.58m)

Positioned to the front of the property, the dressing room is superbly appointed with an excellent arrangement of open wardrobes, shelves, and drawers. A double-glazed window provides natural light, while the ceramic tiled flooring and radiator maintain the home’s consistent, high-quality finish.

Shower Room

8'2" x 6'0" (2.50m x 1.83m)

The first-floor shower room is beautifully presented with a contemporary three-piece suite comprising a large walk-in enclosure with drench shower unit, a glass wash basin set into a sleek vanity unit with storage, and a low-flush WC. Extensive ceramic tiling in a stylish brick pattern elevates the design, while a tall heated towel rail and feature lighting adds practicality and polish.

Driveway / Courtyard

The property is tucked away from the road, approached through an impressive former barn dating back to 1832. Tall wooden gates, measuring 8’6” (2.6m), open to a covered drive-through (20' x 9'11) and into a generous grey block-paved and pebbled forecourt, providing ample parking and a striking sense of arrival. Here you’ll also find raised beds with mature shrubs and plants, a secure parcel and letter drop box, and a charming covered well with a working hand pump (non-drinkable) – a unique feature that adds character and history.

Rear Garden

The rear garden is a true highlight, enjoying a south-east orientation and largely enclosed by walls for privacy. A lawn is framed by well-stocked beds and borders, together with a raised pond that provides a focal point of interest. A sun-drenched patio terrace offers the perfect setting for outdoor dining or relaxing with views stretching across the neighbouring Christmas tree farm and open countryside beyond. Additional features include an outside tap and hot/cold dog shower.

Annexe

The self-contained annex, housed within the converted barn, provides flexible additional accommodation – ideal for multi-generational living, guest stays, or rental opportunities.

Sitting Room / Kitchen

19'4" x 9'11" (5.90m x 3.02m)

The sitting room and kitchen are divided into two distinct areas, with laminate flooring throughout. The kitchen is fitted with a stylish range of grey base units, ceramic splash-back tiling, inset stainless-steel sink, solid-wood work surfaces, and integrated cooking appliances. Laminate flooring. Ceiling coving. Dedicated external south-facing block paved seating terrace.

Bedroom

11'9" x 9'5" (3.58m x 2.87m)

A double bedroom with fitted wardrobes and a double-glazed window. Door leading through to the bathroom. Laminate flooring. Ceiling coving.

Bathroom

9'3" x 7'7" (2.82m x 2.30m)

Appointed with a three-piece bathroom suite complimented by ceramic wall tiling.

Double Garage

20'6" x 20'1" (6.25m x 6.12m)

The annex also incorporates a double garage, accessed via two timber doors, with power, lighting, and an EV charging point. Caravan hook up, and water supply.

Workshop

20'1" x 9'11" (6.12m x 3.02m)

The adjoining workshop, also with power and lighting, features a side door to the drive-through and a window.

Sustainability

New windows, and external doors fitted in 2023 (under warranty), along with a new boiler the same year. A comprehensive water softener and filter system is installed, and the home’s sustainability credentials are particularly impressive. A solar system with SEG generates over 6,000 kWh per year, supported by a 6 kW inverter and 18.8 kWh of battery storage. This system not only offsets energy costs but can also power much of the house – including central heating – in the event of a power cut.

Agent's Note

To fulfil the obligation to share material information, please follow the web link where you'll find a comprehensive document containing key facts for buyers, providing valuable insights related to the property that you'll undoubtedly find useful.

Agent's Note 2

HMRC is a supervisory body for money laundering regulations, of which all estate agents need to be registered. As part of this, there are multiple requirements that agents must rigorously and consistently meet to ensure they stay compliant with the regulations and protect their clients. To do this, we use an identity verification service, approved by the Government as part of the Digital Identity and Attributes Trust Framework (DIATF). This method and the process we follow to ensure compliance for your transaction come with significant time, financial and legal implications hence a portion of this is passed on. We elected for this verification process due to the speed, certainty, and accuracy it delivers. This helps us to protect all our client's interests by using the most advanced verification process to help prevent the impacts of money laundering alongside our internal manual policies and procedures while staying compliant with HMRC.

Agent's Note Two Continued

The administrative charge for this process is £40 plus VAT for a sole purchaser, £65 plus VAT for two purchasers and £75 plus VAT three or more purchasers.

IMPORTANT NOTE TO POTENTIAL PURCHASERS:
We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.