Manor Farm House, Barrowden,

DISTANCES

Stamford (8 miles), Uppingham (6 miles), Oakham (11 miles)
Peterborough (17 miles) (London Kings Cross), Leicester (25 miles).
(All distances and times are approximate)

SITUATION

Manor Farmhouse is situated in the center of the much sought-after Rutland village of Barrowden. Often considered to be one of the more picturesque villages in Rutland due to its beautiful setting amongst hills and rivers. Local village amenities include a doctor’s surgery and pharmacy, a village shop and a popular pub, The Exeter Arms.

The nearby market towns of Uppingham, Stamford and Oakham offer weekly markets together with a good range of shopping and recreational facilities. Approximately 20 minutes away is Brooke Priory School and 12 minutes away is Stamford Junior School which offers a school bus ride from Barrowden itself.

Senior schools are located at Oakham and Stamford Endowed school, around 15 minutes away, and Uppingham just 10 minutes away, with Uppingham Sports Centre which is open to the public and offers various recreational facilities from swimming pool, gymnasium with classes, and various sports courts.

From Stamford Station, trains offer services to the Midlands and Peterborough. To the east lies the Cathedral City of Peterborough, with frequent high-speed trains to London Kings Cross, taking from approximately 50 minutes, and to the north-west lies the City of Leicester. Both offer a comprehensive range of shopping and leisure facilities.

Rutland Water is an internationally famous nature reserve managed in partnership with Anglian Water and the Leicestershire & Rutland Wildlife Trust. There is a superb range of recreational facilities including nature walks, sailing, fishing, cycle routes, and activity centres. There are also several golf courses nearby, including Luffenham Heath (just five minutes down the road), Burghley, and Greetham Valley.

DESCRIPTION

On stepping into the property, a beautiful stable door leads into the entrance of Manor Farmhouse, the stone tiled flooring draws you into the boot room with a downstairs WC / Cloakroom.

Continuing right is the country-style, farmhouse kitchen featuring dual aspect deep-set windows with exposed stone surround, as well as a Belfast sink and Aga, filling the kitchen with character and charm.

What was once an old entrance to the property is an elegant stone archway that leads into the garden room, flooded with natural light, and features a vaulted ceiling in an oak frame overlooking the lovely English-style garden. French doors lead onto the formal lawn with access to the dining terrace through a further side door.

Back through the kitchen, is the dual aspect living room with feature beams. The focal point of the room is the wonderful stone-surround log burner, creating a snug atmosphere in the cooler months.
Through the living room is the light-filled office, this has access to the hardstanding courtyard through stunning French doors and provides a spacious workspace or additional living space.

Completing the ground floor is the utility room which can be accessed through the office or from the gravel driveway and includes plumbing for a washing machine and dryer, a Belfast sink and ample built in storage.

Back through to the snug, a charming cupboard staircase rises to the first-floor landing.

Off the first floor is the dual aspect principal bedroom which has built in storage, stunning views of the garden and an en- suite that has a separate bath and shower.

Along the landing, the splendour continues to the guest room, with high ceilings that offer a sense of space and exposed beams enhancing the room with period elements.

The family bathroom sits in the middle of the first floor and features a bath with overhead shower.
Two further single bedrooms, adjacent to each other, both feature deep set windows and wooden flooring.

OUTSIDE

The Manor Farmhouse is approached by a five-bar gate and pedestrian hand gate that leads onto a large gravel driveway providing off road parking with a car charging point and single garage / workshop which provides ample storage space.

Off the driveway is a garden gate that leads onto the hardstanding courtyard, where there is access to the garage and shed.

The dining terrace is surrounded by box hedging and provides as a great space for alfresco dining and outdoor entertaining. Off the dining terrace is the formal lawn, which is surrounded by herbaceous borders, filled with aquilegia, hydrangeas and rose bushes. A beautiful focal point to the garden is the magnificent redwood tree. There is also a greenhouse, a delightful garden shed and climbing roses over the beautiful side entrance to the garden.

GENERAL REMARKS

SERVICES
Mains water, electricity, gas and drainage are connected. Air source heat pump provides 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 curtains, light fitting and garden ornaments are specifically excluded but may be available by separate negotiation.

STATUTORY AUTHORITY
Rutland County Council:

COUNCIL TAX
Band E

TENURE
Freehold

VIEWING
The property may only be inspected by prior arrangement through King West, Tel:

DIRECTIONS
From Stamford, take the A6121 passing through the village of Ketton. Upon entering Barrowden on back lane, passing Wakerley and Barrowden Cricket Club on your right, turn left onto Wakerley road, until you hit the green triangle, follow the road left onto Kings Lane and then right shortly afterwards onto Chapel Lane, follow to the bend and the property is before the road bends round to the left on the corner.

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, videos and/or virtual tours 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, address and source of funds 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. June 2024.