Wishing Well Cottage

A highly individual four bedroomed detached period cottage having the advantage of stables, garaging, gardens and paddock land extending to approximately 0.92 acres located within the picturesque east Leicestershire village of Tugby.

Believed to date back to circa 1860 retaining a wealth of exposed beams, the modernised interior benefits from oil fired central heating and UPVC double glazing, and includes a reception hall with parquet flooring, cloakroom/wc, family room, sitting room with inglenook fireplace, dining room also with inglenook, fitted breakfast kitchen, rear entrance lobby off which is a utility room, separate wc and store.

On the upper floor off a central galleried landing are four bedrooms, the master with en-suite, and there is also a family bathroom.

Outside, the property is approached via a long driveway leading to a range of outbuildings located to the rear of the cottage which include a garage, workshop and stables, for which there is lapsed planning permission for conversion to an annexe. There is an extensive grassed area to the right of the driveway, an attractive garden to the south of the cottage, and a further small paddock to the rear of the stables.

Location - The highly sought after east Leicestershire village of Tugby is located just off the A47 between Uppingham and Leicester, and has a public house/restaurant, village hall, 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, whilst more comprehensive shopping and supermarket facilities are 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 Junction 20 or 21. The village is surrounded by attractive open countryside, and nearby beauty spots include Rutland Water with its sailing and leisure pursuits.

Accommodation In Detail - With the benefit of oil fired central heating and UPVC double glazing, the rendered and slate cottage comprises:

Ground Floor -

Reception Hall - 4.88m x 2.74m (16' x 9') - Double glazed entrance door with matching side screen, staircase off, double glazed window to front, oak herringbone parquet flooring, beams to ceiling, cloaks cupboard.

Inner Hall - With tiled floor and radiator.

Cloakroom/Wc - With low flush wc, wash hand basin, tiled floor, cupboard, small window.

Family Room - 4.09m x 3.00m (13'5 x 9'10) - Double glazed windows to two elevations, wood effect flooring, beams, feature fireplace with pine surround and mantle, shelving and radiator.

Sitting Room - 4.27m x 4.90m into inglenook/3.96m min (14' x 16'1 - With exposed beams, inglenook with cast iron log burner on tiled hearth, TV plinths to either side, double glazed French double doors and window to rear garden, radiator, wood effect flooring, wall light points.

Dining Room - 4.27m x 3.91m into inglenook/2.79m min (14' x 12'1 - Feature inglenook with fireplace and open grate, tiled hearth, double glazed window to rear, wood veneer flooring, radiator and exposed beams.

Breakfast Kitchen - 5.00m x 2.74m (16'5 x 9') - Range of base and wall cupboards, several drawers, working surfaces, stainless steel sink unit with chrome mixer tap over, Bosch built-in double oven, ceramic hob, canopy extractor over, integral dishwasher, double glazed windows overlooking the paddock, ceramic tiled floor, beams, fitted pantry with shelving and cupboards, drawers, space for fridge and radiator.

Rear Porch - 2.92m x 2.03m (9'7 x 6'8) - Double glazed entrance door and window, tiled floor and radiator.

Utility Room - 2.21m x 1.96m (7'3 x 6'5) - With base and wall cupboards, plumbing facilities for automatic washing machine, space for freezer, oil fired central heating boiler.

Separate Wc - With low flush wc and double glazed window.

Store - With shelving.

First Floor -

Galleried Landing - 4.09m x 2.95m (13'5 x 9'8) - With radiator, pine braced and latched doors off, beamed ceiling.

Principal Bedroom - 4.42m x 3.99m (14'6 x 13'1) - Double glazed windows to two elevations, wood effect flooring, radiator, built-in double wardrobe.

En-Suite Shower Room - 2.51m x 2.01m (8'3 x 6'7) - White suite comprising fully tiled shower cubicle, glazed door, wash hand basin, low flush wc, tiled surrounds and flooring, double glazed window, electric chrome heated towel radiator, ceiling spotlights and extractor fan.

Bedroom Two - 3.96m x 3.25m (13' x 10'8) - Two double glazed windows, range of built-in wardrobes, boarded flooring, ceiling spotlights and radiator.

Bedroom Three - 3.28m x 4.45m (10'9 x 14'7) - Double glazed windows to two elevations, excellent range of built-in wardrobes, bedside cabinet, dresser unit with drawers, radiator, ceiling spotlights and picture rail.

Bedroom Four - 4.14m x 2.64m (13'7 x 8'8) - Doble glazed window overlooking the grounds, built-in double wardrobe, dresser with drawers, cupboards, shelving, wood effect flooring, radiator and ceiling spotlights.

Bathroom - 2.84m x 2.46m (9'4 x 8'1) - White suite comprising panelled bath, electric shower over, glazed shower screen, wash hand basin, low flush wc, ceramic tiled surrounds, built-in airing cupboard, radiator, double glazed window, ceiling spotlights, chrome heated towel rail and radiator.

Outside - The property is approached via a long tarmacadam driveway leading to a parking area, access to:

Detached outbuilding, rendered with clay tiled roof comprising:

Garage - 5.26m x 2.46m (17'3 x 8'1) - Double doors to front, oil tank to side.

Workshop - 5.28m x 2.77m (17'4 x 9'1) - Door to rear, double doors to front, power and lighting.

Stable One - 3.58m x 1.83m (11'9 x 6') - With stable door.

Stable Two - 3.58m x 4.19m (11'9 x 13'9) - Wirth old hay rack and door to:

Store - 3.73m x 2.21m (12'3 x 7'3) - With windows to two elevations.

Extensive grassed area on the right of the driveway. Attractive garden located to the south of the cottage. To the side of the stables, a wooden five bar gate leads through to a small paddock. In total, the plot extends to approximately 0.92 acres.

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.

Energy Performance Certificate - EPC Rating E.

Council Tax - Council Tax Band G. For further information contact Harborough District Council

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.



Marketed by: Andrew Granger & Co, Market Harborough