Beals Lane, Sutton On Derwent, York, YO41

Created for those who appreciate the combination of architectural character, contemporary luxury & an exceptional rural setting, a rare opportunity to enjoy an enviable country lifestyle.

Burbank Barn - A Contemporary Country Lifestyle

Burbank Barn is an exceptional five-bedroom barn conversion, offering approximately 3,357 sq ft of beautifully considered accommodation, set within generous grounds on the edge of Sutton upon Derwent.

Newly completed and individually designed, the property has been conceived around modern family life, entertaining and an appreciation of the surrounding landscape, with open countryside extending beyond the gardens and long-distance views providing a wonderful sense of space and freedom.

Set quietly along Beals Lane, on the southern edge of this attractive and well-connected village, there is an immediate feeling of arrival. The setting is peaceful and rural, yet this is far from an isolated country retreat. The village community, nearby amenities and excellent connections to York and beyond make this a particularly appealing location for those looking to combine country living with everyday convenience.
At the heart of the home is an impressive open-plan living environment, where the scale and drama of the original barn form have been thoughtfully celebrated. Double-height ceilings, exposed timbers, natural stone detailing and full-height glazing create an exceptional sense of volume and light, while the contemporary specification brings a level of comfort and refinement suited to modern living.

The kitchen is a particular focal point, featuring a handcrafted Wolds Furniture kitchen, complemented by quartz worktops and integrated appliances. It is a space designed not simply for cooking, but for gathering, somewhere to enjoy relaxed breakfasts overlooking the garden, prepare meals with friends or bring family together at the end of the day.

The kitchen, dining and sitting areas flow naturally together, creating an expansive setting for both informal family life and more sophisticated entertaining. Full-height glazing draws the surrounding countryside into the home, while bi-fold doors provide an effortless connection between the interior and the landscaped garden. In warmer months, the house can open naturally to the outside, creating a wonderful environment for long lunches, summer entertaining and evenings spent enjoying the tranquillity of the setting. Above, a mezzanine level overlooks the principal living space, adding another dimension to the accommodation and providing flexibility for a reading area, study, library or informal retreat. Throughout the house, the balance between original barn character and contemporary design has been carefully considered, creating a home that feels distinctive, substantial and highly individual.

Space for family, guests and modern life
The accommodation has been designed to adapt effortlessly to different stages of family life. Five generous bedrooms provide excellent flexibility, complemented by a ground-floor study which could also be utilised as a sixth bedroom if required. The ground-floor bedroom, complete with its own en-suite, is particularly well suited to visiting family or guests, offering a degree of privacy away from the principal bedroom accommodation. It could equally provide an excellent home office, allowing working from home to feel rather more removed from the everyday.

The first-floor principal suite provides a private sanctuary within the house. A walk-in wardrobe leads through to a beautifully appointed en-suite, complete with a freestanding bath, while access to a private patio creates an additional outdoor retreat. It is a space designed for slower mornings, peaceful evenings and the opportunity to enjoy the changing rural outlook throughout the seasons. The remaining bedrooms are well-proportioned and served by a stylish house bathroom, ensuring the accommodation works equally well for family living and hosting guests.

A home designed around the landscape
One of Burbank Barn's most compelling qualities is the relationship between the house, garden and countryside beyond. Generous grounds provide space to create different outdoor areas for entertaining, relaxing and family life, while the open outlook gives the property an enviable sense of privacy and freedom. This is a home where the garden becomes an extension of the living space. Morning coffee in the fresh country air, children playing outside, summer lunches beneath open skies, drinks with friends as the evening light settles across the fields, the setting lends itself naturally to enjoying life outdoors.

The changing seasons become part of the experience. Spring brings new growth and colour, summer offers long evenings and open doors, autumn introduces richer tones across the surrounding landscape, while winter brings a quieter atmosphere and the opportunity to retreat into the warmth and character of the barn. The landscaped frontage and generous parking provide a welcoming approach, while the substantial grounds offer considerable scope for those wishing to develop the outdoor space further around their own lifestyle.

Character, comfort and contemporary performance
Although the character of the original barn has been retained and celebrated, Burbank Barn has been designed to meet the expectations of contemporary living. Underfloor heating, double glazing, Cat-6 cabling, a smart-home system and energy-efficient measures provide comfort and practicality, while the quality of the materials and craftsmanship ensures the property feels considered throughout.

The result is a home that combines the romance and individuality of barn living with the convenience and performance of a newly completed contemporary property.

Sutton upon Derwent
Sutton upon Derwent provides an appealing setting for those seeking a more relaxed pace of life, surrounded by the countryside of the Vale of York while remaining within easy reach of the city. The village has an established community and a range of useful amenities, including a well-regarded primary school, tennis club, post office, village hall and the renowned St Vincent Arms, providing an enjoyable local destination for relaxed meals and drinks. Nearby Elvington provides further everyday convenience, including a village shop and GP surgery, while York offers an extensive range of independent shops, restaurants, cafés, cultural attractions and leisure facilities.

For commuters, the location is particularly well connected. York and Howden railway stations provide mainline connections, including services towards London King's Cross, while the A64 provides convenient road connections towards York, Leeds, the A1(M) and the wider motorway network.

A rare opportunity for country living
Burbank Barn is more than a beautifully finished house; it is an opportunity to embrace a particular way of life. It offers the space to work from home, entertain generously, accommodate family and friends, retreat from the pace of everyday life and enjoy the outdoors, all within a home where traditional barn architecture has been reinterpreted for contemporary living.

With its impressive proportions, exceptional open-plan living space, handcrafted kitchen, private gardens, far-reaching countryside outlook and highly desirable village setting, Burbank Barn represents a sophisticated interpretation of modern country living, peaceful, private and connected, yet remarkably accessible.