Coombes Yard, Sibbertoft Guide Price £585,000

Mccallum Marsh are proud to present this charming modern built property with a characterful finish, located in the highly regarded village of Sibbertoft. Situated in a small courtyard development, the accommodation spans over 2,000 sq ft, providing rooms with variable usage. Conveniently located in close proximity to major road and rail networks, this property offers easy access to nearby amenities and transportation links.

Set within the village of Sibbertoft, with pub, village hall (The Reading Rooms), Church, children's play area, & surrounded by beautiful rolling countryside, with swift access into a number of well regarded towns and villages. The nearby medieval market town of Market Harborough has superb shopping with independent boutiques, Waitrose & other supermarkets, farm shop, artisan butchers & bakers, coffee shops, bars & restaurants, a theatre, leisure centre, doctors, hospital, numerous sports clubs and golf course, train station, etc, etc.

The ground floor features a light and inviting reception hall with vaulted ceiling, a guest WC with wash hand basin, a galleried landing and stair case rises to the first floor. The spacious sitting room and dining room boast an open plan aspect with focus being drawn to the central chimney with double sided log burner.

Entrance Hall - Accessed via front door, doors providing access to Lounge and cloakroom, stairs rise to the first floor. Completed with a high quality oak wooden flooring and built-in storage cupboards. LED spotlights. Telephone point. Lounge - with double glazed bi-folding doors and window out to the courtyard garden. Double sided log burner. Oak wooden flooring. LED spotlights. TV point. 2 x Radiators. Dining Room -With views out through the bi-folding doors into the courtyard. Double sided log burner. Oak wooden flooring. Wall lighting. Radiator.

The kitchen has an impressive double height ceiling with exposed beams with feature lighting and tiled flooring. Fitted with a bespoke range of base and wall cabinets with a wooden worktop and inset double 'Butlers' sink. There is a freestanding range cooker with gas top hob and an integrated dishwasher. There are two pantry cupboards one having space for a large freestanding fridge/freezer and the other shelved out as a walk in pantry. There are double glazed 'French' doors and a stable door out to the courtyard garden. Cloakroom - Comprising: Low level WC and wash hand basin with cupboard storage below. LED spotlights. Oak wooden flooring. Door to: Office Area - This handy space was the double garage and could be easily converted back. There is power and light with a door leading through to: Store/Workshop Area - linked by the office area this has been partitioned off to create another useful space. Door through to: (Store/Workshop Area) Utility Area - having access to the large double garage doors to the front of the property. There is space and plumbing for a washing machine and a 'Butlers' sink. Stairs rising to: Loft area. The handy loft area is great for storage or could be repurposed as a home office (STPP).

Landing - Doors providing access to: Bedrooms and family bathroom. Bedroom One- Two double glazed windows to front aspect. LED spotlights. Door into: En-Suite -Comprising: Corner shower enclosure with wall tiling, low level WC and wash hand basin over fitted vanity unit. 'Velux' window to front aspect. Wooden flooring. LED spotlights. Radiator. Bedroom Two - Double glazed window to front aspect. A selection of built-in wardrobes. Wooden flooring. LED spotlights. 2 x radiators. Bedroom Three - Double glazed window to front aspect. Wooden flooring. LED spotlights and wall lighting. Bathroom - Comprising: Panelled bath with mixer tap and shower attachment, low level WC and double sink unit. Wall tiling to wet areas, wooden flooring, LED spotlights and a heated towel rail.

The property offers a secluded position and is set back from the road with access to Coombes Yard through brick piers off Welland Rise. There is a driveway providing off road parking and access to the garaging. Their is an attractive courtyard garden with French doors and further bi-folding doors from the kitchen and sitting room/dining room that creates the perfect outdoor space for hosting. A side courtyard garden provides an ideal area with timber shed and leads to the landscaped terrace which is predominantly laid to flagstones.

A number of Primary Schools are located in the nearby villages to Sibbertoft, all rated ‘Good’ by Ofsted at their last inspections, including Clipston, Welford, Lubenham, Foxton & Husbands Bosworth. Follow on secondary education, is available at Welland Park or Robert Smyth in Market Harborough, Lutterworth or Kibworth. There is a wide selection of state and independent schooling in the area including preparatory schooling at Stoneygate (Great Glen) and private secondary schooling options at Leicester Grammar School (Great Glen) and Leicester High School. The wider area boasts a number of additional independent schooling options, including preparatory school at Spratton whilst further notable options include Uppingham School, Oakham School, Stamford School and Ratcliffe College, some of which provide transportation in close proximity to the property.

Transportation links are excellent, with Market Harborough, Rugby, Leicester, Coventry, Birmingham and Northampton easily accessed by car. The M1 and M6 are a short distance away, giving access to London as well as Birmingham & East Midlands airports. Rail services are exceptional with stations being within easy driving distance at Rugby, & Market Harborough (London St Pancras from 55 minutes)

Mains electricity, drainage and water connected. Oil-fired central heating. Council tax band E

West Northamptonshire - 0300 126 7000

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

Whilst every care has been taken in the preparation of these particulars, all parties should note: i The description and photographs are for guidance only and are not a complete representation of the property. ii Plans are not to scale; are for guidance only and do not form part of the contract. iii Services and any appliances referred to have not been tested and cannot be verified as being in working order. iv No survey of any part of the property has been carried out by the Vendor or McCallum Marsh. V. Measurements are approximate and must not be relied upon. Maximum appropriate room sizes are generally given to the nearest 0.1 metres. Outbuildings are measured externally (unless otherwise stated) to the nearest 0.5 metres; an approximate Imperial equivalent is also given. Vi. Only those items referred to in the text of these particulars are included. vii Nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within a subsequent written agreement.