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Ampleforth, York

Offers In Excess Of £2,000,000

5 bedroom house

Outstanding period house on the edge of Ampleforth with glorious interiors, gardens, stables, outbuildings and land.

Watergate Farm is a substantial and deceptively spacious property with beautifully maintained gardens, grounds and equestrian facilities. Tucked away at the far southern end of this sought-after village, its setting is idyllic and it enjoys great privacy with a southerly outlook that extends across its gardens and beyond to rolling farmland and woodland. Originally a conversion of traditional barns that are believed to date back some 300 years, the property has been skilfully designed to accommodate every need of contemporary family life with impressive living and entertaining spaces and options for multi-generational living. This is, without doubt, an exceptional property.

Entrance hall, 4 reception rooms, kitchen/living room, living room, laundry room, cloakroom wc

Principal bedroom suite with bathroom, 4 further bedrooms, 3 further bathrooms

Formal gardens, 5 stables, tack room, 2 open stores, dog kennel, greenhouse, hen house, 4 paddocks, 2 fields, 4 horse shelters

In all some 16 acres

  • Luxurious stone-built country house with outbuildings, gardens and land
  • Period property, not listed, in the Howardian Hills AONB
  • Substantial, versatile living accommodation of nearly 5300 sq ft
  • High spec fixtures and fittings throughout including Lutron lighting
  • Superb Mediterranean-style garden accessed from all principal rooms
  • Equestrian property with stable block and 16 acres of paddocks and gallops
  • Private and discreet
  • Idyllic rural setting on the edge of the village
  • Some ten minutes’ drive to Helmsley, forty five minutes’ to York
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More Details

Watergate Farm delivers so much more than its elegantly understated entrance on Mill Lane first suggests. It is a smartly designed, contemporary home within a beautiful period building and has been designed to provide generous space for family living, dining and entertaining. Its interiors reveal high vaulted ceilings, exposed stonework and lintels, deep windowsills and massive original beams and joists. Furthermore, the orientation is ideal with the house facing south across its lovely gardens and grounds.

The entrance hall presents an imposing view that extends some 75 ft through the interconnecting dining, kitchen and drawing rooms to the far end of the house. The triple aspect kitchen/living room is filled with natural light through floor-to-ceiling windows and doors that open directly onto the garden terrace. Here, the living area is double height, rising to the galleried landing and vaulted roof space, with maple floorboards and a magnificent stone fireplace housing a multi-fuel stove. The Peter Thompson kitchen features a substantial granite topped island with breakfast bar, integrated appliances and a five-oven oil-fired Aga with electric module. Alongside is a useful wc and utility/laundry room with outside access. A formal 30 ft dining room has a statement timber ceiling, three arched windows with bespoke wall-to-wall seating below, a wood-burning stove, maple floorboards, and door to the garden. Tucked away is the snug which offers a tranquil space with a beamed ceiling, bespoke bookshelves and an open fire with stone hearth housed in an elegant wooden fire surround.

Accessed through a solid oak wood door is the east wing that offers the opportunity to create a self-contained annexe or ‘granny flat’. It comprises a large, west facing sitting room with two pairs of bi-fold doors that open onto the formal gardens, a triple aspect bedroom with access to a private side garden, and a bathroom with underfloor heating, shower and free standing bath. Opposite lies the west wing. This provides stunning ground floor bedroom and bathroom accommodation. Each room enjoys high ceilings into the vaulted roof space and garden views. A 26 ft, double aspect, light and airy reception room is currently used as an artist’s studio; it features white washed beams and direct garden access.

A staircase ascends to a large galleried mezzanine landing providing versatile recreational space. This first floor landing gives access to the house bathroom, a double bedroom with vaulted ceiling and skylight as well as a window with an outlook across the garden. At the far end of the landing, with its useful walk-in wardrobes, lies the principal bedroom suite. This outstanding 29 ft bedroom has a stunning vaulted ceiling and three windows facing the garden and grounds; its elegant bathroom has a large walk-in shower and central jacuzzi bath.


The house is set back from the winding village lane behind an herbaceous border and gravelled carriage driveway. Secure electric gates lead to the rear of the property.

Connected to the principal rooms of the house and sheltered by three sides is the formal quad garden. It features a large central lawn flanked by gravel pathways and stone terraces that are adorned with clipped box hedging, colourful climbers and herbaceous borders. Beyond are further expanses of lawns with flower borders and gravel pathways as well as a wildflower area. ‘The Stable Company’ stable block and yard lie securely behind post and rail fencing, incorporating five stables, a tack room, two open stores and dog kennel. Behind and concealed from the house is a large and productive fruit and vegetable garden with raised beds and a handsome timber-framed greenhouse, and a secure fenced and hedged area with a timber hen house. Heading south, the land rises gently to four post and rail paddocks, each with water troughs and a shelter and all surrounded by additional grassland; this area extends to nearly twelve acres. Its elevated position provides panoramic views of the surrounding countryside with views east to Ampleforth Abbey. On the western boundary of the property are two more fields, one a ridge and furrow field, fenced with four horse shelters.


Helmsley 5 miles, Easingwold 8 miles, Thirsk 20 miles, York 22 miles

Watergate Farm lies at the southern end of the village of Ampleforth. The village enjoys a busy community life and is well served with amenities that include two primary schools, churches and a bus service as well as a village store/post office, GP practice, two pubs and a coffee shop. It is home to the eponymous co-educational public school and is surrounded by beautiful and well-wooded countryside with public footpaths. The market town of Helmsley is close by and the North York Moors National Park sits alongside. Within half an hour is Thirsk railway station with its mainline East Coast/Transpennine service and the City of York lies some forty minutes’ drive to the south.


Tenure: Freehold

EPC Rating: to come

Services & Systems: Main water, electricity. Oil-fired central heating. Private drainage - Klargester water treatment plant servicing four properties. Solar panels. CCTV system. Lutron smart lighting system.

Fixtures & Fittings: Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings, garden ornaments etc., are specifically excluded but may be made available by separate negotiation.

Viewing: Strictly by appointment

Local Authority: North Yorkshire Council Howardian Hills AONB

Directions: From the heart of the village head south, following the beck on Mill Lane, and the property can be found on the left hand corner just before the right hand bend leading out of the village.

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