Attractive modern home with the benefit of stables, manège, circa 5.07 acres and glorious views in the heart of the popular village Willoughby Waterleys.

Ground floor
• Large central entrance hall
• Traditional farmhouse kitchen with limestone floor and enough space for dining and seating
• Impressive garden room with brick fireplace housing woodburning stove and glorious views
• Sitting room featuring brick fireplace housing a wood burning stove and formal dining room with solid oak floor
• Particularly large utility and laundry room with access out to the garden

First floor
• Principal bedroom with en suite
• A further three double bedrooms, one with dressing room
• An additional fifth bedroom currently used as a study
• Well-appointed family bathroom

Gardens and grounds
• Delightful rear garden with seating areas over-looking the stables and paddock land beyond
• Ample off-road parking to the front of the property
• Brick built double garage
• Well-constructed stables
• Large and secure tack room with separate hay store
• Well-drained manège with silica sand and lights
• Fenced paddock land extending away from the property with water
• In total 5.07 acres

Situation
Willoughby Waterleys is a pretty rural village surrounded by attractive rolling countryside and yet ideally located for the nearby superb road and rail network.

This is a thriving village with a great community spirit and an active village hall as well as the pretty St. Mary’s Church.

Just a few miles away is the market town of Lutterworth where there is a host of independent stores, cafes and restaurants as well as major supermarkets. For further amenities, Leicester is just a few miles away where there is a mainline station to London St Pancras taking approximately one hour. Leicester City also offers theatres, shopping and leisure amenities. As well as the superb rail network, there is also easy access to the M1, M6 and A14.

Schooling is the area is excellent with a primary school in the nearby village of Gilmorton and secondary in Countesthorpe. There is also a great selection of independent schools to include Leicester Grammar, Leicester High School for Girls and Rugby school.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Main gas, electric and water. Solar panels and battery. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

We understand that the current broadband download speed at the property is around 30 Mbps, however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 80 Mbps (data taken from checker.ofcom.org.uk on 31/03/2025). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage outdoors (data taken from checker.ofcom.org.uk on 31/03/2025). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Local Authority
Harborough District Council

Council Tax Band: G

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Please note there is a public footpath that runs through the top of the paddock as marked on the site plan.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Overage Provision
An overage provision of 50% currently exists on the paddock land placed there by the previous vendor.

An additional 25% overage is proposed by the existing vendors.

Directions
Postcode – LE8 6UF

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