The Rookery, Scotland Lane, Horsforth, Leeds, LS18 5HP

All viewings are strictly by appointment through the selling agents, Donnelly & Co.

In line with the seller’s instructions, proof of funds will be required prior to confirming any viewing. Prospective purchasers are kindly requested to have the necessary documentation prepared in advance to avoid delay.

The Rookery, Scotland Lane, Horsforth

The Rookery is a substantial and highly individual period home, extending to approximately 5,000 square feet and set within mature grounds of around 5.47 acres. Having remained in the same family ownership since the 1960s, the property presents a rare opportunity to acquire a private and established residence of considerable scale, further enhanced by a detached two-bedroom cottage of approximately 1,006 square feet, set within its own private grounds and currently providing an established income stream.

The estate comprises the principal house alongside a range of substantial outbuildings, including garaging with mezzanine accommodation above, offering clear scope for conversion subject to the necessary consents. The cottage also offers flexibility for guest accommodation or multi-generational living, ensuring the property caters equally well to both lifestyle and investment considerations.

Setting & Approach

Occupying a discreet position along Scotland Lane, the property is entirely concealed from passing view, affording an exceptional degree of privacy rarely found in such a convenient setting. The approach, via a sweeping driveway, unfolds with quiet drama, gradually revealing the house and creating a striking sense of arrival while emphasising both its scale and its secluded character.

Grounds & Lifestyle

The grounds are a defining feature of The Rookery, carefully arranged to create a balance between formal gardens and more natural, open spaces. Expanses of lawn are complemented by a kitchen garden, orchard and a former tennis court, all contributing to a lifestyle offering that is both practical and visually appealing. The property also benefits from stabling suited to equine use, adding further appeal for those with equestrian interests.

Beyond, the grounds fall away gently, unfolding into a particularly attractive pastoral landscape that enhances the overall sense of peace and seclusion. The land offers further potential for sympathetic development, subject to the necessary planning permissions, presenting an opportunity to shape the estate to individual requirements.

The gardens then continue to undulate gracefully down to an area of mature woodland, where a beck winds its way through. In spring, this enchanting setting is carpeted with drifts of daffodils and bluebells, adding colour and seasonal charm to an already idyllic scene.

History & Architecture

The house itself originates from the early 19th century, beginning life as a Georgian farmhouse. Subsequent Victorian additions introduced increased ceiling heights and elegant bay windows, bringing a sense of proportion and symmetry that remains evident today. These architectural evolutions have resulted in a home that combines character with scale in a highly balanced way.

Interior Accommodation

Internally, the accommodation is both generous and well considered. The entrance hall and staircase create an immediate impression, leading through to a series of well-proportioned reception rooms suited to both formal entertaining and everyday living. The morning room is a particularly noteworthy space, enjoying dual aspect bay windows and far-reaching easterly views across the surrounding landscape.

Bedroom accommodation is arranged across the upper floors, providing five comfortable double bedrooms alongside an additional bedroom/study and ancillary space, allowing for a flexible layout suited to a range of requirements. A ground floor wet room, positioned off the rear hall adjoining the kitchen, further enhances the practicality of the home.

Additional Features

The cellar beneath the house comprises two rooms, one offering extensive storage, together with a smaller separate room that is ideal for wine storage, while an external cellar, formerly associated with a previous heating system, provides further ancillary space with potential for a variety of alternative uses.

External Areas

To the rear, a courtyard setting provides ample parking, together with garaging and workshop space, suitable for multiple vehicles and equipment. This area is well enclosed and complements the overall offering of the estate.

At second floor level, a large open area within the eaves provides further versatility, currently arranged as a two rooms with excellent conversion potential as a studio, workspace or additional accommodation, subject to requirements.

Summary

The Rookery represents a rare combination of a substantial period home, established grounds, and complete privacy, all within one of the area’s most sought-after locations. The balance of house, land and ancillary accommodation creates a compelling proposition that is increasingly difficult to replicate.

Agent’s Note

These details are intended to provide a general outline only and should not be relied upon as statements of fact. All measurements are approximate and services/appliances have not been tested.

Anti-Money Laundering Regulations

In accordance with current regulations, all prospective purchasers will be required to provide proof of identity, address and financial ability to proceed.

Council Tax

The Rookery is assessed within Council Tax Band H, payable to Leeds City Council. The detached Rookery Cottage falls within Council Tax Band E.

EPC Ratings

The Rookery has an Energy Performance Certificate rating of D (66), while Rookery Cottage is rated D (56).