Ryeland Way, Flockton, Wakefield, WF4 4FL

A TRULY MUST-VIEW HOME! … LOCATED ON THE OUTSKIRTS OF THE HIGHLY REGARDED VILLAGE OF FLOCKTON, THIS BEAUTIFULLY APPOINTED FIVE BEDROOM EXECUTIVE STYLE DETACHED PROPERTY OFFERS AN EXCEPTIONAL LEVEL OF SPACE, PRESENTATION, AND LIFESTYLE FLEXIBILITY. WITH COUNTRYSIDE VIEWS, TWO EN SUITES, A LARGE OPEN PLAN KITCHEN WITH SNUG STYLE LIVING AND ENTERTAINMENT AREA AND A WEALTH OF UPGRADED FINISHES INCLUDING PLANTATION SHUTTERS, A BESPOKE ENTERTAINMENT WALL AND STYLISH MODERN DECOR THROUGHOUT. SET ON A GENEROUS PLOT WITH A FULLY LANDSCAPED REAR GARDEN, AMPLE OFF STREET PARKING  AND AN INTEGRAL DOUBLE GARAGE. PERFECTLY SITUATED FOR COMMUTING, WITHIN WALKING DISTANCE TO THE LOCAL VILLAGE PUB, AND OFFERING ACCESS TO NEARBY TOWNS AND MOTORWAY LINKS. THIS HOME DELIVERS BOTH LUXURY AND CONVENIENCE AND IS THE PERFECT FOREVER HOME FOR THE MODERN FAMILY.

GROUND FLOOR

Entrance Hall
A composite double glazed entrance door opens into a spacious and welcoming reception hallway, featuring a laminate floor finish and providing access to the principal lounge, W.C., and the impressive open plan kitchen/dining/living area. The staircase rises to the first floor landing.

Lounge
A beautifully presented front facing reception room with feature dado rail, double-glazed window with plantation shutters, two radiators, and wall mounted television points. A calm and stylish space ideal for family relaxation.

Downstairs W.C.
Fitted with a contemporary two piece suite, finished with modern tiling and extractor fan.

Open-Plan Kitchen / Dining / Living Area
Truly the heart of the home, this large open plan space is perfect for modern living and entertaining. The rear facing layout includes two sets of French doors leading to the rear garden and a bespoke feature entertainment wall with fitted storage, shelving and television point.
The kitchen is beautifully presented with contemporary wall and base units with quartz work surfaces and includes a range of integrated appliances including oven, four ring gas hob, extractor hood, dishwasher, fridge, and freezer. An overhanging breakfast bar adds to the social nature of the space. Additional features include ample space for a dining table, laminate flooring and inset spot lighting.

Utility Room
Accessed from the kitchen, the utility room offers base units, work surface incorporating sink, plumbing for washing machine, space for tumble dryer, wall mounted boiler, and an external composite door leading to the side elevation.

FIRST FLOOR 
Landing
A deceptively spacious landing area, which could double as a home office or reading nook. Provides access to five bedrooms, two storage cupboards, loft hatch, and the house bathroom.

Principal Bedroom 1
A front-facing, generously sized double bedroom featuring two double glazed windows, a full bank of fitted wardrobes, radiator, and access to:

En Suite (to Bedroom 1)
Upgraded to a high standard with porcelain tiles, this en suite features a wall mounted circular wash hand basin set on a vanity unit, push-button W.C. and oversized step in shower cubicle. Chrome heated towel rail, extractor fan, and inset spot lighting complete the modern finish.

Bedroom 2
A rear-facing double room, having a double glazed window with beautiful countryside views. Includes fully fitted wardrobes and access to:

En Suite (to Bedroom 2)
Comprising corner step in shower cubicle, push button W.C., wash hand basin, contemporary tiling, extractor fan, and inset spot lighting.

Bedroom 3
Front facing double room with double glazed window, radiator, and decorative wall panelling.

Bedroom 4
Rear-facing double room, featuring double glazed window with views over the garden and beyond and a radiator.

Bedroom 5
Currently used as a home dressing room, this room features fully fitted wardrobes, a radiator, and a rear facing double glazed window with countryside views.

House Bathroom
Stylishly appointed with a four piece suite including a panel bath, corner step in shower cubicle, push button W.C., and pedestal wash hand basin. Finished with upgraded wall and floor tiling, chrome ladder style towel rail, extractor fan, inset spot lighting, and frosted double glazed window.

If you would like to arrange to view, or have your property appraised please give us a call on

BRIEFLY COMPRISING;

GROUND FLOOR
•    ENTRANCE HALLWAY
•    STAIRS TO 1ST FLOOR
•    LOUNGE
•    DOWNSTAIRS W.C.
•    OPEN PLAN KITCHEN
•    KITCHEN DINING/LIVING AREA
•    UTILITY ROOM

FIRST FLOOR
•    LANDING AREA
•    BEDROOM 1
•    EN SUITE
•    BEDROOM 2
•    EN SUITE
•    BEDROOM 3
•    BEDROOM 4
•    BEDROOM 5/DRESSING ROOM
•    HOUSE BATHROOM

EXTERNALLY
•    To the front elevation is a block-paved driveway offering ample off-street parking and access to the double integral garage, which includes up-and-over doors, lighting, and power. A lawned garden and decorative flower border enhance the kerb appeal.
•    Rear Garden
•    A fully landscaped and fenced south-facing rear garden, featuring an elevated Indian stone patio, lawned area with decorative borders, and a dedicated space for a greenhouse. The garden enjoys a stunning countryside backdrop, making it ideal for family gatherings and peaceful evenings. 

PLEASE NOTE: THESE BROCHURE DETAILS HAVE BEEN APPROVED BY THE SELLER.

TENURE: FREEHOLD

Hazelmere (Flockton) Management Company Ltd. (new company is managed by residents)

Hazelmere Development 
Service Charge 2025  - (01/01/25 - 31/12/25) for maintenance of communal areas.
Price: £170.05 

COUNCIL TAX BANDING;
We understand the council tax band to be F. (SOURCE: GOV.CO.UK)

SERVICES
Mains water. Mains gas. Mains electric. Mains drainage.

DIRECTIONS
WF4 4FL

COVID-19 PROCEDURE
We at Mallinson & Co are confidently adhering to the government guidelines in connection to the covid-19 pandemic, should you wish to see a copy of our procedure please ask a member of the team.

DISCLAIMER
1.    PROPERTY MISDESCRIPTION ACT 1967 & 1991: We endeavour to make the details and measurements as accurate as possible. However, please take them as indicative only, made as a result of a visual inspection of the property and from information supplied by the vendor. 
2.    MEASUREMENTS are taken with an electronic device. If you are ordering carpets or furniture, we would advise that the details are checked to your personal satisfaction by taking your own measurements upon viewing. 
3.    No services, apparatus, equipment, fixtures or fittings have been tested by Mallinson and Co so we cannot verify that they are in working order or fit for purpose. A Buyer is advised to obtain verification from their own Tradesperson, Surveyor or Solicitor. 
4.    References to the Tenure of a Property are based on information supplied by the Seller. Mallinson & Co has not had sight of the title documents and has not checked the tenure or the boundaries with the Land registry. A Buyer is advised to obtain verification from their own Solicitor. Mallinson and Co accept no responsibility for any errors or omissions.
5.    MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds after receiving your offer on a property. Please provide these in order to reduce any delay.