** BEAUTIFUL GRADE II LISTED FARMHOUSE ** MAIN DWELLING & ANNEXE ACCOMMODATION ** 3 PRODUCTIVE HOLIDAY LETS ** SUBSTANTIAL GROUNDS APPROX 24 ACRES ** WOODLAND, PADDOCK & FORMAL GARDENS ** CONSIDERABLE PARKING ** DELIGHTFUL SETTING ** NO UPWARD CHAIN ** VIEWING ESSENTIAL **

We have great pleasure in offering to the market this unique period Grade II Listed farmhouse, understood to date back to the 17th Century with later additions, creating a truly sprawling individual home which approaches 5000 sq ft including its attached garaging.

As well as the main accommodation within the formal grounds are 3 Holiday Lets which provide a productive income and have great potential (further details available upon request).

Both the main farmhouse and additional annexe buildings offer a wealth of character and features expected of a property of its era, sympathetically renovated over the years with the majority of the rooms offering exposed beams, internal stone and brickwork, attractive natural flooring with stone flags and reclaimed timber block herringbone floors to the majority of the ground floor accommodation and attractive fireplaces.

The versatile level of accommodation spans three floors in the main house making it ideal for growing or extended families and the holiday accommodation potentially offering ideal single storey living for extended families or those with dependent relatives (subject to necessary consent).

The property occupies a simply stunning plot tucked away in an idyllic secluded setting off a sweeping driveway which leads down into formal gardens with mill pond and winding brook which sweeps through the main garden which provides ample outdoor space and considerable parking at the rear.

In total the grounds extend to approximately 23 ACRES combining both the main garden with paddocks and established woodland all offering a great deal of privacy and a wonderful outdoor space.

Overall viewing is the only way to truly appreciate both the location and accommodation on offer.

Eaton is a picturesque Vale of Belvoir village lying approximately 7 miles north of Melton Mowbray, approximately 9 miles from Grantham and approximately 19 miles from Nottingham. It is a small rural village gathered around the parish church of St Dennys. Amenities can be found in the market towns of Bingham, Melton Mowbray and Grantham and from Grantham a high speed train to Kings Cross in just over an hour. The A1 and A52 are easily accessible from the village.

A PERIOD TIMBER ENTRANCE DOOR GIVES ACCESS THROUGH INTO:

Entrance Reception - 6.27m x 4.80m (20'7 x 15'9) - An impressive room offering a wealth of character and features as well as a considerable level of versatility providing an additional sitting or dining room. The focal point of the room is an ironstone fireplace with raised flagstone hearth, solid fuel stove and timber mantle, heavily beamed ceiling and additional exposed timbers, deep skirting, reclaimed herringbone parquet flooring, arched window to the front and additional multi-pane window to the rear, external door and a stripped pine door leading through into:

Sitting Room - 4.83m x 4.67m (15'10 x 15'4) - Having heavily beamed ceiling, exposed brick fireplace with flagstone hearth and open grate, continuation of the herringbone flooring, deep pine skirting, multi-pane windows to both side elevations.

Snug - 4.32m x 3.66m (14'2 x 12'0) - A versatile informal reception leading off the kitchen having beamed ceiling, exposed brick chimney breast with raised flagstone hearth and solid fuel stove, alcove to the side, continuation of the herringbone flooring, deep skirting, multi-pane window to the rear.

Study - 3.66m x 2.51m (12'0 x 8'3) - A useful reception ideal as a home office, having parquet flooring, exposed stone elevation, exposed beam to the ceiling, period column radiator, deep skirting, multi-pane windows to the front and rear, timber ledge and brace exterior door and further cottage latch stripped pine door leading through into:

Cloakroom - 1.63m x 0.74m (5'4 x 2'5) - Having close coupled wc with concealed cistern, wall mounted wash basin, tiled splashbacks, continuation of the solid wood floor, tongue and groove panelling, obscure double glazed window to the side.

Living / Dining Kitchen - 10.46m x 4.37m (34'4 x 14'4) - A superb well proportioned open plan living/dining kitchen which will undoubtedly become the hub of the home.

The initial kitchen area is appointed with a generous range of hand crafted farmhouse style units, butcher's block preparation surfaces, central island unit with ceramic hob and single oven beneath, under mounted Belfast sink, built in dresser units, open plate rack and glazed display cabinets, integral wine rack with storage beneath, exposed brick fireplace with oil fired stove and timber mantle, flagstone flooring.

The living/dining area has additional dresser unit, double glazed windows to the side and near full height windows to the rear.

Utility Room - 3.02m x 1.96m (9'11 x 6'5) - Having bespoke larder unit and fitted base unit, butcher's block preparation surface and Belfast sink, space for free standing under counter fridge, cloaks hanging space, flagstone flooring, deep skirting, exterior stable door and window to the side.

From the living area of the kitchen a door leads through into:

Central Porch - 1.80m x 1.47m (5'11 x 4'10) - Having glazed door leading into the garden and window at the rear.

A STABLE DOOR GIVES ACCESS INTO AN ATTACHED BUILDING WHICH COULD, SUBJECT TO CONSENT, OFFER POTENTIAL FOR AN ANNEXE STYLE FACILITY.

Initial Lobby - 2.13m x 1.04m (7'0 x 3'5) - Having quarry tiled floor and with access to:

Potential Utility - 1.96m x 1.27m (6'5 x 4'2) - Having window overlooking the garden.

From the lobby a further stripped pine door gives access into a large L-shaped room:

Room - 5.79m max x 5.59m max (19'0 max x 18'4 max) - Having exposed brick chimney breast with flagstone hearth and timber mantle, quarry tiled floor, windows to both the front and rear, courtesy door into the garage and stairs rising to a useful storage area in the eaves:

Loft Area - 5.89m x 4.85m (19'4 x 15'11) - A useful space which again could offer potential, subject to consent. Having stripped pine floorboards, part pitched ceiling, spindle balustrade, window to the side and skylights to the rear.

RETURNING TO THE INITIAL ENTRANCE RECEPTION AN ATTRACTIVE STAIRCASE RISES TO THE:

First Floor Landing - Having exposed beam, stripped pine floorboards and pine doors to:

Bedroom - 4.27m x 3.51m (14'0 x 11'6) - A well proportioned double bedroom having a wealth of character with heavily beamed ceiling, exposed pine floorboards, deep skirting, two multi-pane windows to the side and stripped pine door leading through into:

Dressing Room - 4.27m max x 1.35m (14'0 max x 4'5) - Having fitted shelving and hanging rails, exposed beams to the ceiling with inset downlighters, open doorway leading through into:

Ensuite Shower Room - 3.12m x 1.93m (10'3 x 6'4) - Having pleasant aspect into the garden, exposed beam to the ceiling, attractive leaded stained glass light through to the landing, shower enclosure with bi-fold screen and wall mounted electric shower, close coupled wc, vanity unit with twin round bowls and free standing mixer taps, exposed floorboards, contemporary towel radiator.

Bedroom - 3.66m min x 2.49m (12'0 min x 8'2) - A further double bedroom having exposed floorboards, deep skirting, exposed beam to the ceiling, multi-pane window to the side and stripped pine door leading through into:

Ensuite Shower Room - 2.69m x 1.75m (8'10 x 5'9) - Having quadrant shower enclosure with curved sliding screen and wall mounted electric shower, close coupled wc, pedestal wash basin, exposed floorboards, deep skirting, contemporary towel radiator, multi-pane window to the side.

Bedroom - 4.90m x 3.81m (16'1 x 12'6) - A well proportioned double bedroom having exposed floorboards, deep pine skirting, exposed beam to the ceiling, windows to two elevations and stripped pine door leading through into:

Ensuite Shower Room - 3.35m x 0.97m (11'0 x 3'2) - Having shower enclosure with bi-fold screen and wall mounted electric shower, close coupled wc, wall mounted wash basin, shaver point, exposed floorboards.

Bathroom - 3.94m max x 3.73m max (12'11 max x 12'3 max) - A particularly well proportioned L shaped family bathroom appointed with a modern but traditional style suite comprising free standing roll top slipper bath with chrome mixer tap and integral shower handset, double width shower enclosure with sliding screen and wall mounted electric shower, close coupled wc, pedestal wash basin, exposed floorboards, deep pine skirting, oak beam to the ceiling and access to loft space, additional access into eaves and multi-pane dormer window to the side.

A FURTHER STAIRCASE RISES TO THE:

Second Floor Landing - 3.48m max x 3.05m max (11'5 max x 10'0 max) - An interesting space giving access to three further bedrooms, having exposed beams to the ceiling, stripped pine floorboards, deep skirting and pine doors to:

Bedroom - 4.93m x 4.32m (16'2 x 14'2) - A well proportioned double bedroom having aspect to the side, part pitched ceiling with exposed timbers, stripped pine floorboards, deep skirting, exposed brick elevation, multi-pane window to the side.

Bedroom - 4.85m x 3.76m (15'11 x 12'4) - A further double bedroom having aspect across the garden, part pitched ceiling with exposed timbers, stripped floorboards, deep skirting, exposed brick elevation, multi-pane window.

Bedroom - 5.00m x 3.86m (16'5 x 12'8) - Again a generous space having exposed floorboards, deep pine skirting, exposed beams and multi-pane window.

Cloakroom - 1.96m x 1.22m (6'5 x 4'0) - Having close coupled wc, vanity unit with inset wash basin, part pitched ceiling, exposed floorboards and deep skirting.

Holiday Lets -

Number 1 - A TIMBER STABLE DOOR LEADS THROUGH INTO:

Hallway - 1.57m x 1.12m (5'2 x 3'8) - Having cloaks hanging space, herringbone wood flooring and open doorway leading through into:

Open Plan Living Area / Kitchen - 5.44m max x 4.27m max (17'10 max x 14'0 max) - A fantastic open plan L shaped room providing ample space for both living and dining areas and is open plan to a fitted kitchen. Having high part pitched ceiling with exposed timbers, exposed brick elevation, flagstone fireplace with Morso solid fuel stove and exposed flue, shelved alcove to the side, continuation of the herringbone flooring, deep skirting, windows to both the front and rear.

The kitchen area has fitted wall and base units, laminate preparation surfaces with inset stainless steel one and a third bowl sink and drainer unit, tiled splashbacks, electric oven and hob over with stainless steel splashback and chimney hood, plumbing for dishwasher, space for under counter fridge, access to loft space and stripped pine door to:

Bedroom 1 - 3.35m x 3.20m (11'0 x 10'6) - Having window overlooking the garden, continuation of the herringbone flooring, sliding door leading through into:

Ensuite Shower Room - 2.44m x 0.97m (8'0 x 3'2) - Having shower enclosure with bi-fold screen and wall mounted electric shower, close coupled wc, wall mounted wash basin, herringbone flooring, deep skirting and obscure glazed window.

Returning to the entrance hall a further door gives access to:

Bedroom 2 - 4.32m x 2.44m (14'2 x 8'0) - Having continuation of the herringbone flooring, deep skirting, access to loft space, built in airing cupboard, obscure glazed window and stripped pine door giving access to:

Ensuite Bathroom - 2.11m x 1.52m (6'11 x 5'20) - Having a modern but traditional style suite comprising free standing enamelled roll top bath, close coupled wc, pedestal wash basin, herringbone timber flooring, deep skirting, part pitched ceiling and window to the side.

Number 2 - A timber stable door leads through into:

Entrance Hall - 3.96m x 1.40m max (13'0 x 4'7 max) - Having cloaks hanging space, herringbone timber flooring, deep skirting, stripped pine door to:

Sitting Room - 4.01m x 3.68m (13'2 x 12'1) - An attractive reception having a wealth of character with exposed brick elevation and chimney breast with raised brick herringbone hearth and solid fuel stove, herringbone timber flooring, deep skirting and two windows to the front.

Breakfast Kitchen - 4.01m x 2.29m (13'2 x 7'6) - Appointed with a range of fitted wall and base units, laminate butcher's block effect preparation surfaces with inset stainless steel one and a third bowl sink and drainer unit, electric four ring hob with single oven beneath and stainless steel splashback and hood over, plumbing for washing machine, space for further free standing under counter appliances, quarry tiled floor, room for small breakfast table, windows to both the side and rear.

Bedroom - 2.92m x 2.44m (9'7 x 8'0) - A double bedroom having fitted furniture with wardrobes and overhead storage cupboards with central alcove, exposed brick elevation, wide board flooring, deep skirting and obscure glazed window.

Shower Room - 1.93m max x 1.83m (6'4 max x 6'0) - Having shower enclosure with bi-fold door and wall mounted electric shower, close coupled wc, pedestal wash basin, quarry tiled floor, deep skirting, shaver point and window to the rear.

Number 3 - A timber stable door leads through into initial:

Entrance Lobby - 2.21m x 0.89m (7'3 x 2'11) - Having coats hanging space, central heating radiator, herringbone timber block flooring, deep skirting and stripped pine doors to:

Sitting / Dining Room - 5.46m x 3.48m (17'11 x 11'5) - An attractive reception having delightful aspect to the side into the garden and down to the brook. The focal point of the room is an impressive exposed brick chimney breast with raised herringbone brick hearth and solid fuel stove, continuation of the herringbone flooring, window and single French door leading out into the garden. A further stripped pine door leads through into:

Breakfast Kitchen - 3.96m x 2.34m (13'0 x 7'8) - Having fitted wall and base units, laminate preparation surfaces with stainless steel one and a third bowl sink and drainer unit, electric four ring hob with single oven beneath and stainless steel splashback and chimney hood over, plumbing for dishwasher and washing machine, space for tumble drier, additional room for under counter fridge and freezer, quarry tiled floor, wall mounted boiler, windows to both the side and rear.

Returning to the entrance hall stripped pine doors lead to:

Bedroom 1 - 4.52m max x 2.46m (14'10 max x 8'1) - Having built in wardrobes with sliding mirrored door fronts, parquet flooring, deep skirting, two windows to the rear elevation and stripped pine door to:

Ensuite Shower Room - 1.52m x 1.40m (5'0 x 4'7) - Having shower tray with tiled splashbacks and wall mounted Triton shower, close coupled wc, pedestl wash basin, slate tiled floor, high ceiling with inset downlighters.

Bedroom 2 - 5.33m max x 2.74m (17'6 max x 9'0) - A further double bedroom having herringbone timber block flooring, deep skirting, window to the side and stripped pine door to:

Ensuite Bathroom - 1.93m x 1.63m (6'4 x 5'4) - Having panelled bath with chrome taps and tiled splashbacks, close coupled wc, pedestal wash basin, towel radiator, slate tiled floor, shaver point and window to the rear.

Exterior - This charming property occupies a stunning edge of village setting right in the heart of the Vale of Belvoir, occupying considerable grounds which in total extend to approximately 23 ACRES with formal gardens surrounding the house, set in an idyllic valley with babbling brook running through the gardens with established trees and shrubs and mill pond to the front, all of which combines to attract an abundance of wildlife. The gardens lead out into grassed paddocks and established woodland which together create a wonderful and unique setting.

The property is approached via gated access down a sweeping driveway which arrives at a considerable level of off road parking as well as an attached brick built triple garage, with access out into the paddock and woodland at the rear.

Triple Garaging - 5.56m x 9.12m (18'3 x 29'11) - Of brick elevations with pantiled roof and having timber ledge and brace double doors, storage in the eaves above with inset skylights.

The current gardens provide a wonderful outdoor setting with considerable privacy and subject to consent could offer further scope for additional use, particularly in combination with its commercial holiday lets within the formal grounds.

Overall the only way to truly appreciate the location is by physical inspection.

Promap - Plan is for guidance only, boundaries will need to be confirmed

Council Tax Band - Melton Borough Council - Tax Band F.

Services - The property has oil fired central heating and is connected to mains drains

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