PEACEFUL POSITION .
Tucked away in the quiet hamlet of Thistleton, pull through electric timber gates into a large, gravel courtyard. Stone outbuildings, including a pigsty and two stables, set the scene for this striking 1700s stone barn with pantile roof, converted for domestic use in the 1970s.

Named after Piccolo the horse, a former resident of the stable block, ample parking extends before the barn, outbuildings and a five-bar timber gate which leads to the rear paddock. A single garage provides further parking. Access is also available from here through an integral door into the kitchen's inner lobby, a handy rainy-day entrance when returning laden with shopping.  

WELCOME HOME .
Make your way to the canopy porch, opening the front door into the entrance hallway. Ahead, a cloakroom
with quarry tiled floor, wash basin and lavatory, precedes a rustic latched wooden door, opening into the kitchen. 

FARMHOUSE FEEL .
Tiled underfoot, the dining area extends immediately ahead, spacious and with a farmhouse feel in keeping with the setting. Original beams add authenticity to the heritage feel. Light permeates the room through a large window overlooking the courtyard. Flow through into the preparation area of the kitchen, where views over the courtyard are framed through a window above the sink. Solid wood cabinetry abides with the rustic charm of the home, alongside a double Range cooker with gas hob. A substantially-sized, U-shaped kitchen, the scope to style your own dream kitchen is considerable. Peek through the glazed side door into the integral garage with its evocative exposed stone walls; another large area bursting with potential for conversion and development perhaps into a characterful sitting room or home office.

Returning to the entrance hallway, turn right beneath the feature archway, sneaking a peek at the large utility room, with plumbing for washer-dryer and plenty of storage and surface space for all the laundry essentials.  

SITTING ROOM SPLENDOUR .
Another latched door from beneath the archway opens, revealing a breathtakingly grand sitting room whose vaulted ceiling, exposed beams, recessed alcoves, cubby holes and stone walls evoke the spectacle and ambience of a medieval feasting hall. Inset within the impressive stone inglenook fireplace is a gas stove, infusing the room with warmth. Thick stone walls ensure this is a home that remains cool in the summer and warm in the winter. Low cottage windows overlooking the courtyard are aided by a porthole window set high within the wall, drawing light throughout.  

STAR GAZING SPACES .
To the farthest end, glazed double doors open to a hardwood conservatory, the perfect summer room connecting the home with the outdoors. In wintertime, gaze up at the stars through the glass ceiling and savour the solitude of this perfectly private plot.

Take the curved, open staircase to the mezzanine landing overlooking the grand room below, a cosy space in which to settle down with a book, indulge in an hour of cross-stitch, or even sit down to work, hunkered down in the apex of the timber beamed ceiling. 

THE MANE EVENT .
Follow the landing along, the high ceiling above adorned with rustic beams and Velux windows, arriving first at the principal suite. Beams overhead contrast with the brightness of the room's crisp white walls and ceiling. Ahead a window overlooks the courtyard. Exposed beams, sunken within the walls add a cosy warmth, whilst built-in wardrobes provide ample storage. Lift the latch on the wooden door to discover the en suite, featuring corner cubicle with rainfall shower, wash basin and loo. 

RELAX AND REFRESH .
Along the landing and around the corner lies the family bathroom, where a wood panelled bath stands alongside a wash basin with scallop shell detail and gold fittings, loo and separate shower.

Quaint charm and character emanate from the timber infused walls of the third bedroom, brimming with pocket-sized alcoves and nooks. Sloping gently to the roofline, this double bedroom draws in daylight and views through a quirky feature window.

A further latched door leads to an inner landing with wardrobe space, take two steps up and through the door to the second bedroom. Exposed stone walls, timber beams and a window overlooking the front dress this spacious bedroom. 

GARDEN, GROUNDS AND OUTBUILDINGS .
Countryside views extend as far as the eye can see to the rear, where an open paddock spans over two acres. Beyond the hedge boundary there is a public footpath leading out into the fields. Ideal for a game of cricket, golf or football, there is so much potential for this spacious plot.

Enjoy barbecues on the stone patio, flowing out from the conservatory in the summer months in this sunny, south-east facing spot.

Ripe with equestrian potential, follow the fencing which leads down to a pantile-topped stone wall enclosure containing an original barn with land and a gate leading to the main street. Consider the potential to create modern stables, or even to develop this building for residential use.

In addition to the stone barn, in the courtyard a pigsty and stables containing original cobbles, stone floors, original hayracks and exposed beams, are brimming with potential for conversion, subject to planning permission. 

WHAT THE OWNERS LOVE... .
"Piccolos Barn is a wonderful home, set within an incredible plot. We've loved being custodians of this characterful home, but now it's time for its next chapter to begin." 

THE FINER DETAILS .
Freehold
Stone barn dates back to 1700s
Converted in 1970s
Stone outbuildings
Plot size approx. 2.4 acres
Gas central heating
Mains electricity and water
Septic tank
Rutland County Council, tax band F, £3099.79 (2021/22)
EPC rating F

Ground Floor: approx. 150.3 sq. metres (1617.4 sq. feet)
First Floor: approx. 77.6 sq. metres (834.8 sq. feet)
Outbuildings: approx. 98.2 sq. metres (1056.7 sq. feet)
Total area: approx. 326.0 sq. metres (3508.9 sq. feet) 

VILLAGE LIFE .
Step out into the hamlet of Thistleton, where the local church St Nicholas is a social hub for the community, regularly hosting services, as well as coffee mornings and Christmas fairs.

Wander the country lanes and paths of Thistleton, window shop at the local hat shop, Lucy Brice Millinery and pick up plants for your garden from the Herb Nursery. Embrace the pared back pleasures of country village life.

Down the road the thriving village of Market Overton is home to a medical centre, shop, children's playground, bowls and cricket club. If you're out for six, head over and sample the ales at local pub The Black Bull Inn.

With easy access to the A1, commuters are well-placed for journeys up and down the country, whilst the market towns of Oakham and Melton Mowbray are also close by. Make the short car journey to Oakham for days out shopping or cultural visits to Oakham Castle and Rutland County Museum to discover more about this ravishing rural county. 

LOCAL INFORMATION .
Oakham 8 miles (13 minutes)
Stamford 12 miles (15 minutes)
Melton Mowbray 11 miles (19 minutes)
Grantham 14 miles (21 minutes) 

WATCH OUR PROPERTY TOUR .
Let Lottie guide you around Piccolos Barn with our PJ Unique Homes tour video, also shared on our Facebook page, Instagram, YouTube and Twitter, or call us and we'll email you the link. We'd love to show you around. You are welcome to arrange a viewing or we are happy to carry out a FaceTime video call from the property for you, if you'd prefer.  

DISCLAIMER .
Pelham James use all reasonable endeavours to supply accurate property information in line with the Consumer Protection from Unfair Trading Regulations 2008. These property details do not constitute any part of the offer or contract and all measurements are approximate. The matters in these particulars should be independently verified by prospective buyers. It should not be assumed that this property has all the necessary planning, building regulation or other consents. Any services, appliances and heating system(s) listed have not been checked or tested. Purchasers should make their own enquiries to the relevant authorities regarding the connection of any service. No person in the employment of Pelham James has any authority to make or give any representations or warranty whatever in relation to this property or these particulars or enter into any contract relating to this property on behalf of the vendor.