Royd Road, Meltham, Holmfirth, HD9 4BE

A TRULY UNIQUE AND CHARMING STONE-BUILT CHARACTER HOME, STANDING ROCK OCCUPIES AN ENVIABLE RURAL SETTING ON THE EDGE OF THE PEAK DISTRICT NATIONAL PARK, SURROUNDED BY APPROXIMATELY 24 ACRES OF PASTURE, WOODLAND AND BEAUTIFULLY LANDSCAPED GROUNDS. THIS EXCEPTIONAL FOUR/FIVE BEDROOM FARMHOUSE STYLE RESIDENCE SEAMLESSLY BLENDS ORIGINAL CHARACTER FEATURES WITH VERSATILE MODERN FAMILY LIVING, CREATING A HOME PEFECTLY SUITED TO THOSE SEEKING SPACE, PRIVACY AND AN OUTDOOR LIFESTYLE. ENJOYING EXTENSIVE VIEWS FROM SCAPEGOAT HILL TO CASTLE HILL AND ACROSS THE TRADITIONAL TOWN OF MELTHAM. THE PROPERTY FEATURES EXTENSIVE LIVING ACCOMODATION, A SELF CONTAINED ANNEX/GARDEN ROOM, OVERSIZED DOUBLE GARAGE AND WORKSHOP, AS WELL AS A REMARKABLE WOODLAND RETREAT COMPLETE WITH NATURAL PLUNGE POOL,  REAL SCANDINAVIAN SAUNA, FEATURE POD AND A SPECTACULAR VIEWING PLATFORM. THIS IS AN EXTRAORDINARY LIFESTYLE PROPERTY THAT MUST BE VIEWED TO BE FULLY APPRECIATED.

WHERE LUXURY COUNTRYSIDE LIVING MEETS ADVENTURE, WELLNESS AND COMPLETE TRANQUILITY.

Ground Floor Accommodation

Entrance Hallway

A hardwood timber entrance door opens into a stunning reception hallway featuring vaulted ceiling, exposed character styling, solid wood flooring, radiator and feature staircase rising to the galleried landing. The hallway provides access throughout the principal ground floor accommodation.

Breakfast Kitchen

The true heart of the home, the breakfast kitchen is beautifully appointed with an oak style fitted kitchen complemented by granite work surfaces incorporating dual Belfast sink units with mixer tap over. There is natural stone tiling, feature windows overlooking the surrounding grounds and countryside, integrated dishwasher, space for freestanding fridge and freezer, and a range style cooker with extractor canopy above. The kitchen provides access to both the lounge and cinema/snug room.

Lounge

Positioned within one of the original parts of the farmhouse, the lounge is rich in character featuring exposed beam ceilings, solid wood flooring, multiple double glazed windows, a radiator and a magnificent stone fireplace creating an attractive focal point to the room.

Cinema Room / Snug

A versatile reception room situated to the far side of the property, currently utilised as a cinema room/snug. Featuring laminate flooring with electric underfloor heating, exposed beam ceiling, side facing window and access to the plant room housing the kerosene boiler and pressurised cylinder system.

Inner Hallway & Viewing Landing

A spectacular platform landing area is dominated by a panoramic glazed feature window taking full advantage of the far-reaching views across Meltham and the surrounding countryside. This section of the property provides access to the home office, downstairs WC and the impressive living room with mezzanine.

Home Office/Bedroom 5

A front facing room enjoying panoramic countryside views via double glazed windows. Featuring hardwood flooring, exposed beam ceiling and radiator. Currently used as a home office but could be as a bedroom.

Downstairs WC

Beautifully presented with push button WC, circular wash hand basin, feature wallpaper, inset spotlighting, contemporary tiling, radiator and underfloor heating.

Living Room with Mezzanine

An outstanding vaulted reception space with exposed beam ceiling and impressive coach house style glazing framing panoramic countryside views. The room features innovative discreet infra red heating, stone flooring with electric underfloor heating and provides access to the utility/boot room and mezzanine level above.

Utility / Boot Room

Fitted with a range of storage cupboards, plumbing for two washer dryers, understairs storage and composite access door leading into the courtyard. The room benefits from underfloor heating and access to the downstairs shower room.

Ground Floor Shower Room

Comprising push button WC, wash hand basin and corner shower cubicle with contemporary tiling throughout.

Mezzanine Lounge / Library

A superb versatile area currently utilised as a home library. Featuring solid wood flooring, exposed beam ceiling, underfloor heating and composite access door leading onto rear decking. Double glazed windows take full advantage of the outstanding panoramic views.

First Floor Accommodation

Landing Area

The split-level galleried landing is enhanced by a magnificent panoramic feature window and exposed beam vaulted ceiling within the original part of the property, creating a dramatic and characterful first impression.

Bedroom One

A beautifully presented principal suite positioned within the original section of the farmhouse featuring stone mullion windows and deep window sills, plantation shutters and inset spotlighting. The room enjoys exceptional views and access to a stylish modern en suite.

En suite

Appointed with push button WC, circular wash hand basin and oversized walk-in shower cubicle. Finished with contemporary tiling, heated towel rail, inset spotlighting, electrical shaver points and frosted window.

Bedroom Two

Located to the far side of the property, this impressive double bedroom features exposed beams, pitched ceiling, solid wood flooring and double glazed windows. A freestanding feature bath is positioned beneath the window, whilst an adjoining ensuite WC incorporates push button WC and slimline wash hand basin.

Bedroom Three

A rear facing double room featuring stone mullion windows, solid wood flooring, exposed beams, vaulted ceiling and two radiators. Access is provided to a wet-room style en suite incorporating shower, push button WC, wash hand basin and contemporary tiling.

Bedroom Four

Situated off the secondary landing area, this characterful bedroom features exposed beams, vaulted ceiling, hardwood flooring, radiator and pleasant views over the surrounding fields.

Annex / Garden Room

A self-contained and highly versatile ancillary building currently utilised as a garden room, ideal as a teenage suite, annex, studio or home workspace. The accommodation features bifolding doors, inset spotlighting, laminate flooring, electric heating and staircase rising to a first floor storage/mezzanine area with front facing windows.

Externally

Standing Rock is approached via electrically operated wrought iron gates leading onto a sweeping cobbled driveway and impressive courtyard providing ample parking.

The grounds surrounding the property are truly exceptional, featuring beautifully manicured lawn gardens, established trees and shrubbery, elevated decking areas, an Astro turf football pitch and numerous seating and entertaining spaces. There is also an oversized double garage, workshop, barn outbuilding currently utilised as a games room/gym and a range of further garden stores and sheds.

Beyond the formal gardens lies approximately 8 acres of pasture land together with 14 acres of ancient woodland, much of which is currently undergoing rewilding to encourage natural habitats and wildlife.

One of the most remarkable features of Standing Rock is the private woodland wellness retreat hidden within the ancient woodland itself — incorporating a natural plunge pool, Scandinavian sauna, feature pod and an elevated viewing platform creating a truly peaceful sanctuary immersed within nature.

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

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

TENURE: FREEHOLD

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

SERVICES
Heat source - Kerosene oil. Mains electric. Mains water. Sewerage-Septic tank. Broadband FTTC FTTP

POSTCODE DIRECTIONS
HD9 4BE

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.