Ground floor
• Impressive bright, double height entrance
• Superb open plan living kitchen with central island and space for dining and seating
• Set of bi-folds and French doors leading out from the open plan living space to the rear terrace
• Good sized separate utility
• Snug accessed off the open plan kitchen
• Sitting room with attractive stone fireplace housing a wood burning stove and views out to the front
• Underfloor heating throughout

First floor
• Principal bedroom with dressing area and en suite shower room
• Guest room with en suite
• Two further double bedrooms
• Single bedroom
• Family bathroom
• Attractive rural outlook from many of the bedrooms
• Under floor heating throughout

Gardens and grounds
• Lawned area to the front with ample space for off road parking
• Integrated double garage with electric doors
• Enclosed rear garden
• Impressive split level seating terrace
• Covered raised terrace
• Easy to maintain

Situation
Tugby is a charming rural village set in the heart of east Leicestershire countryside with a strong sense of community. Surrounded by rolling farmland and attractive open views, the village offers a traditional English village feel with a well regarded local pub. Despite its rural setting, Tugby is conveniently placed for access to Leicester and nearby market towns,

Leicester city is within easy reach and offers an extensive choice of shopping, cultural attractions, restaurants and mainline rail connections to London St Pancras. To the east lies the attractive Rutland market towns of Oakham and Uppingham, both highly regarded for their independent shops, cafés, schools, as well as access to Rutland Water and beautiful countryside. To the south, Market Harborough provides an excellent range of amenities, a traditional high street and a fast rail service to London St Pancras, making it especially popular with commuters.
Tugby is particularly well placed for schooling options. With a Church of England primary school within the village. Secondary education is well served by schools in the local towns with popular independent schools to include Uppingham, Oakham and Leicester Grammar.

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
Mains electricity, water and drainage with air source heat pump. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

The estimated fastest download speed currently achievable for the property postcode area is around 1800 Mbps (data taken from checker.ofcom.org.uk on 01/05/2026). 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 01/05/2026). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

There is a service charge of £300 per year.

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

Method of sale
The property is offered for sale by Private Treaty method. However the vendor reserves the right to conclude the sale by an alternative method if required.

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.

Planning
The selling agents will not provide advice/guidance on the planning history for the property/land. Interested parties are advised to make their own investigations. It is assumed that enquiries have been satisfied, prior to an offer being made.

Anti Money Laundering Regulations (AML)
In accordance with Anti Money Laundering Regulations (AML), we are required to request forms of identification and carry out due diligence on any parties connected to a successful offer. Should an offer be made on behalf of a business/company, AML due diligence will also be necessary. Proof/source of funding must be supplied, prior to offer acceptance.

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.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – LE7 9WU
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