Distances:

Oakham 3 miles, Uppingham 5 miles, Stamford 10 miles Market Harborough 17 miles (trains to London St. Pancras International 1 hour) Leicester 22 miles (trains to London St. Pancras International 1 hour 10 minutes) Peterborough 22.5 miles (trains to London Kings Cross 50 minutes)
(All distances and times are approximate).

Situation:

10 Priory Road is situated in the pretty, sought-after village of Manton overlooking Rutland Water. Manton, with its church, pub and village hall, is located between the popular Rutland towns of Uppingham and Oakham and close to the popular market town of Stamford.
The area is particularly well served by plenty of popular schooling in both the state and private sectors within easy reach of the village including independent schools in Uppingham, Oakham, Stamford and Oundle.
There is access to the A1 approximately 8 miles to the east which gives access north and south, and from Peterborough or Market Harborough are frequent rail connections to London King’s Cross and St. Pancras. The A47 running east to west is accessed at Uppingham.
Rutland Water and the surrounding countryside offers a wide range of outdoor pursuits including cycling, sailing, walking, fishing, birdwatching and horse riding. Rutland can also offer a great choice of golf clubs with sites at Luffenham Heath, Rutland County, Greetham and Burghley.

Description:

On entering 10 Priory Road through the front porch, a light and bright reception hall leads to an impressive dual aspect drawing room off to the right-hand side. The bay window to the rear of the property frames stunning views over the countryside and Rutland Water beyond. Also enjoying breath-taking views and access onto the dining terrace via two French doors is the study-cum-snug, currently utilised as a downstairs bedroom, adjacent to which is the separate dining room with garden views and built-in cupboard and shelving.
The kitchen-breakfast room, with views over the front pond, has an array of built in NEFF appliances, Rangemaster hob and Samsung fridge freezer, with large pantry cupboard and useful utility room with side access to the grounds.
The kitchen then flows through double doors into a stunning family room with double doors onto the dining terrace and panoramic, countryside views through the large bay window, other delightful elements of the room are the porthole feature window and the large gas burner with built-in storage to the left of the fireplace.
A ground floor shower room and large storage cupboard complete the downstairs accommodation of this vast family home.
Alighting the stairs to the first floor four of the five bedrooms boast fabulous views across Rutland Water and the Hambleton peninsula. The landing is flooded with natural light and a Juliet balcony over looks the front pond.
The Principal suite has a vaulted ceiling with double height windows. Two doors open onto a balcony overlooking the undulating vistas. Dual aspect, the principal bedroom has a Juliet Balcony with dining terrace aspect and ample built-in storage. An ensuite with both shower and bath complete this impressive suite.
A family bathroom serves the other four bedrooms. One of the double bedrooms is triple aspect with built in storage. Another double bedroom, with built-in storage, enjoys rear views over Rutland Water, as does the adjacent single bedroom. The remaining double bedroom is dual aspect with a view over the pond to the front of this family home.
An airing cupboard and access to a boarded loft space, approximately a quarter of the property footprint, concludes the extensive family accommodation of 10 Priory Road.

Outside:

A large, gravel driveway sweeps up to the front aspect of the property, curving round to a double garage with power and lighting. Between the garaging and the property is a beautiful pond, well stocked with Koi carp and softened by an array of planting around the edge.
The grounds extend round to the side of the property where there is a potager and covered area, from which a footpath leads down to a secluded seating area. The dining terrace, to the rear of the property, steps down to the formal lawn leading right up to the fence line with stunning views across countryside and Rutland Water beyond. Mature fruit trees are dotted around the garden amongst herbaceous borders brimming with an assortment of seasonal plants.
At the bottom of the garden is a wildlife pond fed by a spring, and to the edge of the grounds and rising up the bank is a designated wildlife area. Screened by a little thicket of hazel and silver birch is the compost area to the corner.

General Remarks:

SERVICES
Mains water, electricity, gas and drainage are connected. Gas central heating. None of the services have been tested by the agents.

FIXTURES AND FITTINGS
Only those mentioned in these sales particulars are included in the sale. All others, such as solar panels, cooker, hob, curtains, light fittings and garden ornaments are specifically excluded but may be available by separate negotiation. The Koi Carp will remain with the pond.

STATUTORY AUTHORITY
Rutland County Council:[use Contact Agent Button]
Council Tax Band: G

AGENTS NOTES
Western Power benefit from a right of way to the electricity substation within the boundaries of 10 Priory Road, used approx. once a year. Part of the acre of land with 10 Priory Road is a designated wildlife area. There is an uplift clause valid for 25 years from 27.06.2007 to the previous owners, in the event of development on part of the land if residential consent is achieved.

VIEWING
The property may only be inspected by prior arrangement through King West.

DIRECTIONS
From Stamford take the A606 towards Oakham. Just before entering the village of Empingham take the left turn to Edith Weston. At the T junction turn right towards Manton. On entering the village take the first right into Stocks Hill. Proceed along Stocks Hill and the road will bend to the right turning into Priory Road. Passing the Village Hall, 10 Priory Road can be found on the left-hand side and is the first property located just beyond the bend.

IMPORTANT NOTICE

King West, their joint Agents (if any) and clients give notice that:
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce satisfactory proof of their identification and address at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. King West asks for your co-operation in this regard.
7. These particulars should not be reproduced without prior consent of King West.
March 2023