Naseby Road, Clipston Guide Price £1,175,000

Clipston is located to the south of Market Harborough on the borders of Leicestershire and Northamptonshire. A quaint and lively village with the added benefit of a reputable public house, a church and a primary school, as well as offering a great selection of rural walks in the surrounding countryside. Nearby Market Harborough offers excellent recreational and shopping facilities including supermarkets, a large leisure centre, a theatre and market, as well as a mainline station to London St Pancras taking approximately one hour. The A14 is close by giving good access to the East Midlands road network. Clipston is in easy reach of a host of independent schools including, Spratton Hall, Uppingham, Leicester Grammar, Rugby and Oakham. It is also in the catchment area for Guilsborough schooling.

The property is curtilage listed and has been exceptionally finished and architecturally designed. Having been fully developed and renovated by the current owners, Robert Tresham House retains many original features to include beamed ceilings and exposed brickwork. The ground floor offers a selection of versatile reception spaces and is complete with a large living/kitchen/dining area, family room, a further snug and a large annexe/ancillary accommodation/further reception room. A downstairs cloakroom, boot room and utility room completes the ground floor accommodation. There are four double bedrooms to the first floor. The master bedrooms suite is complete with a luxury en-suite bathroom. A family bathroom completes the first floor accommodation. The ancillary accommodation offers a luxury one bedroomed annexe complete with an en-suite, kitchenette and a large living room with a seperate entrance door and access to the garden. This area is also accessible to the main property, easily offering further ground floor accommodation/annexe possibilities.

An impressive reception, offering light and bright entertaining spaces and a sociable layout with a magnificent array of barn features complemented with large doors providing access to the garden to the front and rear elevations. The well specified kitchen offers an array of high quality wall and base units, a particular feature being an exposed brick wall, over-sized kitchen island complete with seamless work surfaces and sink and underfloor heating to flooring. Appliances to include a Neff double hide and slide ovens with two warming drawers. A Neff counter top induction hob with downdraught extractor. A Bosch Smart WiFi Perfect dry in-built dishwasher. A double sided Evonic WiFi enabled feature fire. A further door from the kitchen accesses the large utility room further to boot room with fitted storage cabinetry and cloakroom/W.C. A further door provides access to a further reception room/snug.

An impressive room of large dimensions complete with an exposed brick wall and vaulted ceiling hosting an expanse of original timber beams. A versatile and practical reception space with a separate entrance door to the front and further access to the rear garden. Fitted with a well designed kitchenette, this space offers the perfect opportunity for annexe/ ancillary accommodation. A further door provides access to a further sizeable room which was designed as a guest bedroom/ annexe with double doors leading to the rear garden partnered with a large en-suite shower room fitted with a large walk-in shower, back to wall WC, vanity wash hand basin and an accessible side entry bath all complemented with stylish tiling choices.

A galleried landing complete with a vaulted ceiling, doors providing access to all of the bedroom accommodation, a large airing cupboard and the family bathroom.

Upstairs, four spacious double bedrooms await, each designed with style, storage and comfort in mind: The principal bedroom benefits from a luxurious concealed en-suite shower room and built in wardrobe, offering the ultimate in convenience. Bedroom two is of generous proportion along with the additional two bedrooms to this floor are generously sized and are serviced by a family bathroom, perfect for family members or guests. The stunning family bathroom is beautifully finished, featuring a bath, feature wash hand basin, a large shower enclosure, all complemented with contemporary tiling choices.

Externally, this remarkable home boasts exceptionally maintained and landscaped front and rear gardens. The front garden is flanked with gabion walls with feature planting with a pathway leading to the front door. The garden is a true sanctuary, offering a combination of an extensive Indian sandstone paved patio area, an expanse of lawned area and a variety of mature trees, shrubs, and borders which further enhance the privacy of this garden, ensuring a tranquil setting. To the front a large gated driveway provides parking for numerous vehicles, bounded by a period brickwork garden wall. The rear garden is enclosed by a neighbouring farmyard brick building, fencing and hedging. A large outbuilding provides plentiful storage space and an EV charging point is available along with an external electricity point.

Complete with 3 phase power supply, led strip lighting, double sided timber doors and stable door to side. EV charger on external outbuilding wall.

Planning & Heritage Note: As with all listed estates, buyers are encouraged to make their own enquiries with the [Local Planning Authority] regarding the exact extent of the curtilage and any proposed future uses.

To be arranged via Sarah Rees-Mccallum- Marsh Telephone: 01858 463 747 Sat Nav- LE16 9RZ

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.

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