A unique opportunity to acquire a detached four bedroomed family house with gardens and orchard, together with 85 acres of permanent grassland, stables, menage and farm buildings located on the edge of the popular east Leicestershire village of Tugby.

Rosedene comprises a two storey detached family house built about 1996 of traditional construction, offering potential for further modernisation. The accommodation includes three reception rooms, living kitchen, utility room, cloakroom/wc, galleried landing, principal bedroom with en-suite bathroom, three further bedrooms and a family bathroom. To the front of the house is a detached double garage, and there is a garden to the rear and orchard to the side.

The farm buildings and land are approached via a separate driveway off Main Street, giving access to the brick and slate stables which comprise five loose boxes and two store rooms fronting onto a concrete yard. The floodlit menage measures 60m x 20m, with a gated driveway leading through to a large steel portal frame farm building bounded with stock proof fencing. There are also a set or redundant brick farm buildings located approximately in the centre of the land, at the far end of which is a spinney of approximately 2.11 acres, with a pond, in the western corner.

Location - The highly sought after village of Tugby is surrounded by attractive east Leicestershire countryside located just off the A47 between Uppingham and Leicester, and has a public house/restaurant, village hall with sporting facilities, reputable primary school and historic church. Day to day amenities are available in the nearby village of Billesdon which has a doctors surgery, store and post office, with more comprehensive shopping and supermarket facilities available in Leicester, Uppingham, Oakham and Market Harborough. Both Leicester and Market Harborough have mainline rail services to London St Pancras with its Eurostar link, and the M1 is accessible at either Junctions 20 or 21. Nearby beauty spots include Rutland Water with its sailing and leisure pursuits.

Rosedene - With the benefit of oil fired central heating and wooden framed double glazed windows, the accommodation comprises:

Reception Hall - 4.45m x 3.40m (14'7 x 11'2) - Panelled entrance door, double glazed window, wood strip flooring, pine staircase off with cupboard beneath and radiator.

Cloakroom/Wc - 2.36m x 1.37m (7'9 x 4'6) - Low flush wc, wash hand basin, radiator and oak flooring.

Lounge - 4.95m x 5.94m (16'3 x 19'6) - Double glazed bay window to front with deep display sill, feature fireplace with open grate, oak strip flooring, beam and two radiators.

Dining Room - 3.96m x 3.96m (13' x 13') - Double glazed bay window overlooking the orchard, radiator, oak strip flooring.

Living Kitchen - 5.99m x 5.92m (19'8 x 19'5) - Extensive range of oak fronted units comprising base and wall cupboards, glazed display cabinet, wine rack, granite working surfaces, stainless steel twin bowl sink unit set into bay with mixer tap over, four oven oil fired Aga with chromed hotplates and warming tray, electric oven, four ring gas hob unit, integral dishwasher, fridge/freezer, tiled floor, double doors to side, tall, radiator and beam.

Utility Room - 3.99m x 1.83m (13'1 x 6') - Range of built-in units, wooden working surface, white deep glazed Belfast sink, towel radiator.

Open Porch Entrance - With tiled floor and matwell, stable type rear door.

Boiler Store - Housing the Eurostar oil fired central heating boiler and control unit.

Galleried Landing - 3.96m x 3.20m (13' x 10'6) - Two built-in double cupboards and radiator.

Principal Bedroom - 5.97m x 4.95m (19'7 x 16'3) - Extensive range of bespoke built-in wardrobes, central dresser with drawers and mirror, double glazed windows to front and rear.

En-Suite Bathroom - 3.96m x 2.59m (13' x 8'6) - Five piece white suite comprising panelled bath, bidet, low flush wc, wash hand basin, fully tiled walls and heated towel radiator.

Bedroom Two - 3.86m x 3.45m (12'8 x 11'4) - Two built-in double wardrobes with cupboards over, radiator, double glazed window overlooking the orchard.

Shower Room - 3.43m x 1.93m (11'3 x 6'4) - White suite comprising fully tiled walls, shower cubicle, wash hand basin, low flush wc, double glazed window, heated towel radiator, built-in cabinet.

Bedroom Three - 3.66m x 2.39m (12' x 7'10) - Large double glazed bay window and radiator.

Bedroom Four - 5.94m x 3.51m (19'6 x 11'6) - Double glazed window to rear with views over the menage and open fields beyond, radiator, range of built-in wardrobes.

Outside - Driveway to front and garden.

Double Garage - 6.02m x 5.21m (19'9 x 17'1) - Remote control shutter door to front, side personal door, side window, power and lighting.

Orchard - To the side of the house, mainly grassed with post and rail fencing, rear hand gate leading to the remaining land and farm buildings.

Landscaped rear garden with paved patio, steps rising to gravelled area with well stocked flower and shrub borders.

APPROX. 85 ACRES OF PERMANENT GRASSLAND, FARM AND EQUESTRIAN FACILITIES COMPRISING:

Land - The land is permanent pasture and extends to approximately 82.13 acres (33.23ha) split across 5 parcels. The land is sloping and undulating in parts. It is bounded by mature hedgerows with stock proof fencing and benefits from mains fed water troughs. On the DEFRA Agricultural Land Classification map, the land is classified as Grade 3, being good to moderate.

Spinney With Pond - In the western corner of the land is a triangular area extending to approximately 2.11 acres (0.85ha) with a small spinney and a natural pond.

Stables - The stables are of brick and tile construction with concrete flooring and briefly comprise:
Stable 1: 4.557m x 3.065m
Store 1: 4.557m x 1.463m
Stable 2: 4.557m x 3.678m
Stable 3: 4.557m x 4.601m
Stable 4: 3.099m x 4.655m
Stable 5: 3.647m x 4.655m
Store 2: 3.099m x 4.655m

The stables are connected to mains electric and there is a mains water supply located at the rear.

Menage - The menage is approximately 60m x 20m and is a sand/rubber surface. There is a post and rail perimeter fencing with lighting.

Steel Portal Frame - The building extends to approximately 8.709m x 13.577m with a lean to extending to approximately 4.664m x 13.577m. It is a steel portal frame construction with block and clad sides and corrugated sheet roofing. The larger section of the building has a concrete floor whilst the lean-to is an earth floor. The building benefits from an electric and water supply.

Redundant Brick Outbuildings - A redundant brick building with sheet roof in a poor state of repair.

Basic Payment Scheme - The land is registered with the Rural Payments Agency.

Rights Of Way, Easements And Wayleaves - We are not aware of any public rights of way or easements across the land.

There are overhead cables and poles, but we are not aware of any formal wayleave agreement.

The land is sold subject to and with the benefit of all rights of way, wayleaves and easements that may exist whether specifically mentioned in these particulars or not.

Fixtures & Fittings - Fixtures and fittings mentioned in these particulars are included in the sale - all other items regarded as owners fixtures and fittings may be removed.

Development Uplift - Part of the land will be sold subject to an uplift clause of 30% over 30 years of any uplift in value arising from development or the grant of planning permission (excluding agricultural and equestrian) is payable to the vendor.

Freehold - The land is currently occupied on a grazing licence and informal livery tenancies. The land will be sold freehold, with vacant possession on completion.

Energy Performance Certificate - EPC Rating D.

Council Tax - Council Tax Band G. For further information contact Harborough District Council[use Contact Agent Button]

Stamp Duty From 23rd September 2022 - Normal Rate
Up to £250,000 - 0%
£250,001 to £925,000 - 5%
£925,001 to £1.5 million - 10%
Over £1.5 million - 12%

First Time Buyers
UP to £425,000 - 0%
£425,001 to £625,000 - 5%
Homes above £625,000 - Normal rates apply

You usually pay 3% on top of these rates if you own another residential property. It is recommended buyers check Stamp Duty rates for their particular situation on the government website:

Money Laundering - To comply with The Money Laundering Regulations 2007, any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/driving licence and a recent utility bill (not more than three months old). This information is required prior to Solicitors being instructed.