The house

A 4-bedroom home in Poulton-le-fylde.

KO1148 - Set on the River Wyre in Hambleton, near Poulton-le-Fylde, this custom-built contemporary home sits within approx. 2.6 acres of private grounds, offering open countryside, marina and river views alongside complete privacy.

Extending to over 5,000 sq ft, the property is arranged to maximise light and outlook, with first-floor living spaces, four ensuite bedrooms, and high-quality finishes throughout. Designed with energy efficiency in mind, including triple glazing, it offers modern comfort alongside considered architecture.

Behind secure electric gates, the home also includes a detached leisure suite with heated indoor pool, generous terraces and landscaped grounds, creating a setting that works as well for everyday living as it does for entertaining

The Property

The upper level is designed for how people live today with open, light-filled spaces with a bespoke fitted kitchen, multiple reception areas and views that change throughout the day. It’s a home that works just as well for quiet evenings as it does for entertaining, with a layout that feels both spacious and easy to live in.

Outside, the lifestyle really comes into its own. With approx. 2.6 acres, a private indoor pool, terraces and open lawns, there’s space to relax, entertain and enjoy the surroundings in every season. Whether it’s time outdoors, hosting friends or simply having room around you, this is a home that offers something genuinely different.

ACCOMMODATION IN BRIEF
• Integral porch
• Entrance hall
• Spacious open plan lounge
• Sitting/ family room
• Dining room
• Kitchen with dining
• Separate utility
• Cloakroom/ WC
• 4 Bedrooms (all ensuite with walk-in /fitted wardrobes))
• Family bathroom

LEISURE SUITE
• Heated pool with sports jets (approx. 4m x 9 m)
• Adjoining reception with kitchenette
• Shower room/ changing / WC
• Large storeroom

OUTSIDE
• Approx. 2.6-Acre plot
• Remote gated entry
• ‘In and out’ driveway with turning circle
• Quadruple garage
• Various terraces and covered patios
• Water features
• Natural pond
• Fire pit with inbuilt seating & Further out buildings

Property Information
Tenure: Freehold with vacant possession

Council Tax Band: G

EPC Rating: B

Services: Mains gas, mains water, Septic tank, Triple glazing, Air-conditioning, Villavent ventilation system, Superfast broadband (estimated), Underfloor heating (wet system), Radiators in pool house, Integrated speaker system, Alarm, Security lighting.

Local Authority: Wyre Council Civic Centre, Breck Road, Poulton-le-Fylde, Lancashire, FY6 7PU mailroom@wyre.gov.uk

Flood Risks: Sea & Rivers: Very Low Surface Water: Very Low

Bedrooms

4

Bathrooms

5

Sq ft

5,140

Reception

3

Material information

Disclosed in full, before viewing.

Per NTSELAT material information rules. Disclosed up front to avoid sale fall-through. Anything not listed here is available on request.

Tenure	Freehold
Council tax band	G
Property type	Detached House
Floor area	5,140 sq ft

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Gallery

Every room, inside and out.

Plan

Floor plan · 5,140 sq ft.

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Represented by

Karl will walk you through this property, personally.

Every viewing at this address is taken by Karl personally — including evenings and weekends. They'll meet you at the property, walk every room, and answer every question on the spot.

Karl Ormerod

Personal Estate Agent

07443 645 157

karl.ormerod@expuk.com

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KO1148 - More than 7,000 sq ft of immaculate accommodation, exceptional entertaining spaces and secluded landscaped grounds make this one of Formby’s most complete luxury homes. Positioned behind private gates on prestigious Massams Lane, the custom-built detached property offers five bedroom suites, a cinema room, gym, salon/treatment room and a superb bar created for entertaining on a grand scale. Outside, an outdoor kitchen, covered dining terrace, putting green and fire-pit with seating bring a private resort feel to the gardens. Completed in 2020 and maintained to an exacting standard, this outstanding Formby residence is moments from the village, National Trust pinewoods, Formby Beach, leading schools and rail links to Liverpool.

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Location

Approximate location shown for privacy. Click the map to open it in Google Maps.

Kiln Lane.

A 4-bedroom home in Poulton-le-fylde.

Disclosed in full, before viewing.

Kiln Lane — see it in full.

Every room, inside and out.

Floor plan · 5,140 sq ft.

Karl will walk you through this property, personally.

Karl Ormerod

Three more, comparable.

Trafalgar Road.

Dunes Close.

Massams Lane.