# 4 bedroom detached house for sale (HU17 9FF) ## Property Details | Key | Value | |-----|-------| | Address | 2 BARNEY CLOSE, BEVERLEY, TICKTON, EAST RIDING OF YORKSHIRE HU17 9FF | | Price | £560,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Floor area | 211 m² | | Last sold | £495,000 May 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 17/04/2034 - **Current heating cost:** £669/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7700-5683-0832-3098-3443) ## Description A luxurious and stunning nearly new build property which will not disappoint! Constructed in 2024, this beautiful, modern home exudes a luxurious feel throughout. Designed to create a light and bright ambience, the property benefits from a southerly aspect to the rear, greatly enhancing both the open-plan living/dining kitchen and the well-proportioned rear garden. Having been enhanced with many bespoke features by the current (and first) owner, only an internal viewing allows one to fully appreciate the stylish accommodation on offer. Built with energy efficiency in mind, the property benefits from an air source heat pump with underfloor heating to the ground floor, extensive fenestration with integrated sun blinds, and luxury bathroom suites throughout. Situated in a gated, tucked-away position close to the centre of this highly regarded village, just 3 miles from Beverley's town centre, the property is offered to the market with no onward chain. **Location** - The small cul-de-sac which forms Barney Close encompasses just two properties, accessed via gated entry off Butt Lane. Butt Lane lies just to the south of the village centre, running between Carr Lane and Green Lane behind the highly regarded Tickton Primary School. The popular village of Tickton offers excellent facilities including a shop, public house, primary school, hairdressers, and leisure amenities. Situated only 3 miles from Beverley's town centre, residents are within easy reach of the historic market town’s rich cultural heritage, extensive shopping, iconic Minster, and famous racecourse. Additionally, the village is ideally placed for convenient access to the scenic East Yorkshire coast. **The Accommodation Comprises** - **Ground Floor** - **Entrance Hall** - 5.77m x 5.59m (18'11" x 18'4") - A fitting entrance featuring a double-height ceiling with a part-galleried landing above and overhead skylights. Engineered oak flooring flows throughout the ground floor, matching the oak staircase and the contemporary glass-panelled balustrade on the landing. Access is via a modern composite front door equipped with a multi-point locking security system. **Living Room** - 5.23m x 4.72m (17'2" x 15'6") - A very well proportioned living room situated to the front of the property and with French doors opening onto this aspect and with feature electric fire and mounting for a television over. **Open Plan Living/Dining Kitchen** - 6.63m x 5.21m (21'9" x 17'1") - Most definitely the heart of this property, the stunning bespoke kitchen has a Southerly aspect with bi-folding doors opening onto the patio area of the rear garden. The kitchen offers a very generous range of dark blue wall and base storage units with contrasting quartz work surfaces and large breakfast bar. Neff induction hob with matching extractor over, integrated oven, combi microwave/air fryer, composite sink and drainer, Fisher and Paykel dishwasher and space for American style fridge freezer. **Utility Room** - 5.23m x 2.87m (17'2" x 9'5") - Fitted to match the kitchen with matching cabinetry and quartz work surfaces, the utility room includes a sink and drainer, alongside space and plumbing for a washing machine and tumble dryer. A built-in cupboard houses the hot water tank, and a door leads out to the rear garden with an adjacent window providing extra natural light. An internal door provides direct access to the garage. **Cloakroom** - 1.60m x 1.40m (5'3" x 4'7") - Two piece sanitary suite comprising close coupled w.c. and wall hung hand wash basin. **First Floor** - **Galleried Landing** - A light and bright space with access to the loft via loft ladder. **Bedroom 1** - 5.82m reducing to 4.60m x 4.22m" (19'1" reducing t - Positioned to the rear of the property with a window overlooking the garden and bespoke fitted wardrobes in addition to a large cupboard shelved out for storage. **Luxury Bathroom** - A luxurious bathroom positioned adjacent to the principal bedroom and with twin wall hung hand wash basins, whirlpool bath, electric back to the wall bidet toilet with concealed cistern, walk-in Aqualisa electric shower with both overhead and hand shower attachment, window and additional light tunnel, two feature wall mounted radiators, fully tiled walls and a shelved out storage cupboard. **Bedroom 2** - 4.14m x 3.61m (13'7" x 11'10") - Fitted as a dressing room with an extensive range of bespoke wardrobes and matching centre drawer units. French doors opening onto Juliet baldony. **Bedroom 3** - 3.91m x 3.00m (12'10" x 9'10") - Two modern Velux skylights arranged vertically. **En-Suite Shower Room** - 2.06mx 1.65m (6'9"x 5'5") - Three piece sanitary suite comprising vanity unit with moulded Corian hand wash basin and vanity shelf, back to the unit w.c., shower enclosure, fully tiled walls and floor, heated towel rail and Velux roof light. **Bedroom 4** - 3.10mx 3.00m (10'2"x 9'10") - Currently used as an office with a window to the front elevation. **Outside** - The property is situated at the head of the cul-de-sac and has the benefit of extensive parking to the front in addition to a block sett drive leading to the front door. There is an area of grass immediately in front of the property. Access can be gained down both sides of the house to the rear garden. The rear garden is Southerly facing and of a generous size with a patio area adjacent to the rear of the house. With a fenced perimeter, the garden is largely lawned. **Services** - Mains water, electricity and drainage are available or connected to the property. There is a full alarm system with cameras. **Central Heating** - The property has an air source heat pump with underfloor heating to the ground floor and radiators to the first floor. **Double Glazing** - The property benefits from uPVC double glazing with integral blinds sandwiched between the glass panels. **Tenure** - We believe the tenure of the property to be Freehold (this will be confirmed by the vendor's solicitor). **Viewing** - Please contact Quick and Clarke's Beverley office on to arrange an appointment to view. **Viewing** - Please contact Quick and Clarke's Beverley office on to arrange an appointment to view. ## Property Photos - ![Barney Close (1).jpg](/listings/photos/92892825/2642879) - Barney Close (1).jpg - ![Barney Close (14).jpg](/listings/photos/92892825/2642889) - Barney Close (14).jpg - ![Barney Close (8).jpg](/listings/photos/92892825/2642894) - Barney Close (8).jpg - ![Barney Close (10).jpg](/listings/photos/92892825/2642899) - Barney Close (10).jpg - ![Barney Close (12).jpg](/listings/photos/92892825/2642900) - Barney Close (12).jpg - ![Barney Close (7).jpg](/listings/photos/92892825/2642901) - Barney Close (7).jpg - ![Barney Close (4).jpg](/listings/photos/92892825/2642902) - Barney Close (4).jpg - ![Barney Close (3).jpg](/listings/photos/92892825/2642903) - Barney Close (3).jpg - ![Barney Close (2).jpg](/listings/photos/92892825/2642904) - Barney Close (2).jpg - ![Barney Close (15).jpg](/listings/photos/92892825/2642905) - Barney Close (15).jpg - ![Barney Close (19).jpg](/listings/photos/92892825/2642906) - Barney Close (19).jpg - ![Barney Close (21).jpg](/listings/photos/92892825/2642907) - Barney Close (21).jpg - ![Barney Close (26).jpg](/listings/photos/92892825/2642908) - Barney Close (26).jpg - ![Barney Close (24).jpg](/listings/photos/92892825/2642909) - Barney Close (24).jpg - ![Barney Close (25).jpg](/listings/photos/92892825/2642910) - Barney Close (25).jpg - ![Barney Close (23).jpg](/listings/photos/92892825/2642911) - Barney Close (23).jpg - ![Barney Close (27).jpg](/listings/photos/92892825/2642912) - Barney Close (27).jpg - ![Barney Close (18).jpg](/listings/photos/92892825/2642913) - Barney Close (18).jpg - ![Barney Close (17).jpg](/listings/photos/92892825/2642914) - Barney Close (17).jpg - ![Barney Close (16).jpg](/listings/photos/92892825/2642915) - Barney Close (16).jpg - ![Barney Close (22).jpg](/listings/photos/92892825/2642916) - Barney Close (22).jpg - ![Barney Close (6).jpg](/listings/photos/92892825/2642917) - Barney Close (6).jpg - ![Barney Close (5).jpg](/listings/photos/92892825/2642918) - Barney Close (5).jpg ## Floorplans - ![2 Barney Close, Tickton-high.jpg](/listings/photos/92892825/2642919) - 2 Barney Close, Tickton-high.jpg ## EPC Graphs - ![EE Rating](/listings/photos/92892825/2642920) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 2 BARNEY CLOSE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9FF | £495,000 | 31/05/2024 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 GREEN LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RH | £287,500 | 14/01/2026 | Detached | | 125 MAIN STREET, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RZ | £250,000 | 25/11/2025 | Detached | | 63 GREEN LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RH | £246,000 | 31/07/2025 | Detached | | [Same street] 1 BARNEY CLOSE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9FF | £492,000 | 18/01/2024 | Detached | | 26 GREEN LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RH | £200,000 | 21/12/2023 | Detached | | 18 CARR LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9SD | £338,000 | 27/10/2023 | Detached | | 3 CARR LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9SD | £380,000 | 30/06/2023 | Detached | | 68 GREEN LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RH | £342,500 | 06/04/2023 | Detached | | 41 ST PAULS WAY, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RW | £360,000 | 16/09/2022 | Detached | | 62 MAIN STREET, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RZ | £457,000 | 16/09/2022 | Detached | | 3 MAIN STREET, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9SH | £528,000 | 29/07/2022 | Detached | | 4 THE BEECHES, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RL | £340,000 | 06/06/2022 | Detached | | 12 SCOTTS GARTH CLOSE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RQ | £247,500 | 30/05/2022 | Detached | | 10 THE ORCHARD, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9JE | £285,000 | 30/05/2022 | Detached | | 64 GREEN LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RH | £310,000 | 14/04/2022 | Detached | | 30 GREEN LANE, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RH | £217,500 | 01/03/2022 | Detached | | 24 MAIN STREET, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RZ | £240,000 | 17/12/2021 | Detached | | 16 ST PAULS WAY, TICKTON, BEVERLEY, EAST RIDING OF YORKSHIRE, HU17 9RW | £356,000 | 16/12/2021 | Detached | **Street average:** £492,000 (1 sale) **Area average:** £316,765 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £356,619 (85 Detached, HU17, 2024–2026) - **Deviation:** +57% ## Rental Range *ONS Price Index of Private Rents (Yorkshire and The Humber). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £782/mo - **Realistic:** £869/mo - **Optimistic:** £956/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Hull & East Riding (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £698/mo ## 1% Rule - **Rent ratio:** 0.16% (weak for cashflow) - **Max investor price (0.8%):** £108,625 - **Target investor price (1%):** £86,900 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.* ## Price per Square Metre - **£/m²:** £2,654/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3.4% - **10y growth:** 22.2% ## House Price Index (HM Land Registry) *Official index for Yorkshire and The Humber; Detached series; as of July 2026.* - **1y growth (index):** 2.5% - **5y growth (index):** 21.8% - **10y growth (index):** 44.6% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)