Butts Lane, Tibthorpe, East Yorkshire


Guide price

  • Bedrooms: 5
A Beautifully presented and highly individual detached family house providing HIGH QUALITY ACCOMMODATION OF APPROXIMATELY 2,160 sq ft together with stable, paddock and woodland. 1.73 acres in total. AVAILABLE WITH NO UPWARD CHAIN.


Holly Trees is a most attractive detached period house offering excellent family accommodation together with equestrian facilities in the form of a paddock and purpose built stable. The property is situated in a pleasant location within the village Conservation Area and the versatile accommodation is beautifully presented, well maintained and provides nicely proportioned living space that boasts both character and charm. The majority of windows are double glazed and the central heating and hot water is provided from an external oil fired boiler and a multi fuel Rayburn cooker.


Tibthorpe is a conveniently placed and unspoilt village located between the towns of Driffield and Pocklington. Driffield is a traditional established market town that earned its title as capital of the Wolds by virtue of its central position within the county. The larger towns of Bridlington, Beverley and Malton together with the cities of York and Hull are all within easy travelling distance either by road, rail or bus.

The town itself offers an excellent range of shopping facilities including national stores such as Boots, Tesco, B&M, W H Smiths and Iceland foods. An industrial estate is located on the western outskirts of the town and provides continued growth and employment to the area. Driffield is surrounded by a large agricultural community providing both employment and prosperity to the area.

The Driffield agricultural show, first held in 1854 is reputedly the largest one day show in the country and attracts large entries into its livestock and show jumping sections as well as handicrafts and many trade stands.

Schooling and Sports

Schooling is provided in the form of several primary schools and the very well renowned Driffield secondary school. Excellent public schooling is also available in Pocklington, Hull and York.

Sport and entertainment are well catered for with well supported clubs offering excellent facilities for rugby, cricket, football, golf, hockey and tennis. Driffield has a modern sports hall with swimming pool, gym and floodlit all-weather sports field. The town and villages provide a host of pleasant pubs and eating houses and visitors to the area are always impressed by the friendliness and hospitality of the local residents. Anyone with equestrian interests are also spoilt for choice with hunting either with the Holderness or Middleton Hunt, racing at Beverley and York and polo clubs nearby. For younger enthusiasts, the Middleton East pony club holds regular camps, for shows and dressage competitions.

Entrance Hall

With German solid oak flooring, cottage style entrance door, exposed timber beams to the ceiling, radiator and staircase leading off.

Inner Hall

With useful built-in under stairs storage cupboard, coving to the ceiling and radiator.


With two piece suite comprising wash hand basin and low level WC with tiled splash back, radiator and extractor fan.

Utility room

With stainless steel sink, plumbing for an automatic washing machine, laminate work surface with shelving over and storage cupboard beneath and separate tall storage cupboard.

Rear Porch

With rear entrance door, radiator and coat hooks.


5.25m x 3.83m (17'3 x 12'7 )

This attractive and inviting kitchen includes a range of modern Shaker style units with solid wood block worktops, twin bowl Belfast style sink with mixer tap, base, wall and drawer units, electric fan assisted single oven, ceramic hob and extractor over. Integrated dishwasher and fridge, multi fuel fired Rayburn cooker and hot water heater, travertine tiled floor, concealed worktop lighting, exposed beams to the ceiling and double French doors to the morning patio.

Dining Room

4.58m x 3.97m (15'0 x 13'0 )

With solid oak flooring, exposed beams to the ceiling, ornamental fireplace with Adams style mantelpiece, exposed brick insert and tiled hearth, radiator and connecting door to:

Living Room

4.58m x 4.12m (15'0 x 13'6 )

With exposed beams to the ceiling, solid oak flooring, Clearview wood burner set within an attractive Minster stone fireplace, TV aerial point and radiator.

Sitting Room

5.80m x 2.98m (19'0 x 9'9 )

With solid oak flooring, French doors with full height side panels opening to the rear, TV aerial point, radiator and coving to the ceiling.

First floor


With three radiators, ceiling coving and twin built-in storage/airing cupboards.

Master Bedroom

3.85m x 3.57m (12'8 x 11'9 )

With ceiling coving and radiator.

En-suite Bathroom

3.57m x 1.53m (11'9 x 5'0 )

With Victorian style three piece suite including panelled spa bath, vanity wash hand basin, low level WC, fully tiled walls, inset ceiling spotlights, ceiling coving, extractor fan and radiator.

Dressing Room/Bedroom 6

3.34m x 3.11m (10'11 x 10'2 )

With connecting door to the master suite and individual door to the landing, this makes a perfect room for a master suite dressing room but can also be used as an additional bedroom if required. The glass is frosted for privacy and the room offers ceiling coving and radiator.

Bedroom 2

3.88m x 2.93m min (12'9 x 9'7 min)

With ceiling coving and radiator.

En-suite Shower Room

With three-piece white suite including corner shower cubicle with pumped shower unit, wash hand basin, low-level WC, ceiling coving, shaver point and vanity light, extractor fan and radiator.

Bedroom 3

3.67m x 3.44m (12'0 x 11'3 )

With fitted wardrobes with matching drawers to one wall, radiator and ceiling coving.

Bedroom 4

3.65m x 2.51m (12'0 x 8'3 )

With ornamental cast iron period style fireplace, ceiling coving and radiator.

Bedroom 5/Study

3.65m x 2.54m (12'0 x 8'4 )

With ceiling coving, radiator and telephone point.


This spacious bathroom features a three-piece suite including a panelled bath with independent pumped shower over and screen, pedestal wash hand basin with tiled splash back, WC, painted exposed timber floorboards, inset ceiling spotlights, extractor fan, radiator, ceiling coving and useful built-in storage cupboard.

Gardens & Grounds

To the front of the property is a delightful cottage style garden that is arranged to an open plan design and extensively laid to lawn. A path provides pedestrian access and in turn leads to steps that provide access to the front door with external light. Well stocked raised flowerbeds line the front boundary.

A block paved driveway provides a vehicular access down the side of the property under a covered archway with feature exposed timbers and a hardwood gate providing security to the rear courtyard. A further side gate provides access to the rear patio area. The external oil fired boiler is neatly tucked away at the side of the house and a hot and cold water supply is adjacent to the rear door.

The rear courtyard provides access into the many different areas and provides parking space for a number of vehicles. Immediately behind the property is a patio area together with raised well stocked beds. From the courtyard access is provided to the delightful garden area that is essentially laid to lawn with surrounding shrubs, plants and trees. From the courtyard, pedestrian and vehicular access continues to the front of the stable area. The stable offers a large loose box, open fronted hay store, rear covered store and has water connected. A gate provides access to the paddock that extends to approximately 0.84 acres and is essentially enclosed with hedging and has a gated field access onto Eastlands Road. Water is provided to the paddock and a field shelter offers useful additional stock accommodation or storage. For nature lovers, the property enjoys a substantial tree belt on the frontage to Eastlands Road containing mixed hardwoods and a walnut tree.

There is also an orchard and a productive vegatable garden complete with a 8m x 6m soft fruit cage and two green houses.

Agents note

A previous owner considered that there may be some long term potential for development on the paddock area and as such the property was last sold with an uplift clause that will entitle the previous owner to a share in any increase in value through development with the exception of the creation of a Granny flat. For clarification, we would point out that this does not mean that the previous owner can force a sale or force any subsequent owner to develop the site.

Additional Information

Under the Consumer Protection Regulations, we are required to inform potential buyers that six to seven years ago a small plant that may have been Japanese Knotweed was found in a boundary hedge in the orchard belonging to a neighbouring property. This plant was repeatedly treated with a recommended chemical and no further trace of the plant has been found since.


Mains water, electricity and drainage are connected to the property. Central heating and hot water are from a combined system served by the external oil fired boiler and the multi fuel Rayburn.


The property is held under freehold title and vacant possession will be given upon completion.


Strictly by appointment only with the Sole Agents 01377 241919.

Council Tax

The property is currently shown in the Council Tax Property Banding list in valuation band E'.

Floor Area Disclaimer

The floor area given is an approximate internal area including internal walls but excluding conservatories integral garages and areas of non-traditional construction. The floor areas are provided for general information purposes only.

Disclaimer: Dee Atkinson & Harrison for themselves and for the vendors or lessors of this property, whose Agents they are, give notice that these particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a Contract. No person in the employment of Dee Atkinson & Harrison has any authority to make any representation or warranty whatever in relation to this property.

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Dee Atkinson & Harrison - Sales

56 Market Place, Driffield

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