The PropertyBelton Farm is a superb country holding and thriving business extending to around 37.43 acres in all in a beautiful setting in picturesque Rutland countryside. The property encompasses a three bedroom farmhouse with manageable gardens and planning permission to extend, grassland and woodland along with a range of outbuildings and outstanding equestrian facilities. The free range egg production business has contracts that can be continued by the purchaser if desired. The property has huge scope for a lifestyle business opportunity, and further land may be available subject to separate negotiation.Belton Farm is positioned to benefit from wonderful peace and privacy yet easy access to surrounding towns and villages. The property benefits from private direct access to a vast network of bridleways and footpaths.The FarmhouseAccommodation in BriefEntrance Hall | Sitting Room | Open Plan Kitchen/Dining Room | Utility | Garden Room | Study | WC | Store/Gun Room | Principal Bedroom Suite | Two Further Double Bedrooms | Family BathroomGarage | Parking | Garden | Orchard | GreenhouseThe farmhouse is set in a central position within the land. Built in 2004, the farmhouse has a traditional appearance yet all the benefits of modern construction and efficiency. The building is of timber frame construction clad with handmade bricks and clay peg tiles and provides around 2,222ft² of accommodation over two floors. Planning permission is in place for extensions to bring the accommodation to around 4,235ft².The property is beautifully presented and features quality workmanship along with an impressive finish including Belgian limestone and engineered oak board flooring to the ground floor, and wet underfloor heating both upstairs and down.The front door opens to the entrance hall with access to the principal living accommodation, stairs to the first floor and a store/gun room to one side. The sitting room is filled with natural light from a triple aspect with views to the paddocks and garden. A multi-fuel Morsø stove in an inglenook fireplace provides a cosy focal point. Across the hall is the fantastic open plan kitchen and dining room, which is the warm heart of the home. The country style kitchen mixes traditional elements with contemporary touches and has a fine range of wall and floor units along with an expansive central island with space for casual dining. Appliances include a Rangemaster cooker with extractor over and dishwasher with space for large fridge freezer. The dining area has ample space for a dining table and chairs. The kitchen is supplemented by a utility room with additional sink and storage, a washing machine, separate WC and onward access to a useful home office/study. Double doors lead from the dining area to the wonderful garden room, where a Morsø wood burning stove ensures year round use for relaxing and entertaining.Stairs rise with a half turn at landing level to the first floor. The principal bedroom suite is dual aspect and benefits from a walk-in wardrobe and an en-suite bathroom comprising bath, separate shower, wash hand basin set on a vanity unit, WC and bidet. There are two further double bedrooms, one to the front elevation and the other to the rear. The bedrooms are served by the family bathroom.Planning PermissionPlanning permission is in place an additional first floor double bedroom and a single storey side extension that will wrap around to the rear of the farmhouse and can be either self-contained or incorporated into the main house. This will increase the ground floor living space by around 70% and could offer multi-generational living or annexe accommodation. Rutland County Council Planning Ref. 2019/0663/ful.ExternallyThe farmhouse is approached up a long driveway and the farmyard has parking for a good number of vehicles. A five-bay garage offers huge practicality. The bays are generously deep and wide and accommodate 4x4 cars with ease. There is lighting, power and water to the garage and all doors are roller electric opening. A log store sits to one end., whilst at the other end is an external staircase to a landing platform with access to the floored attic space. This is undeveloped but could be developed into use as office, leisure or other ancillary accommodation, subject to the necessary consents.To the front of the house are two raised beds with box hedging surrounding shrub roses. To the rear of the farmhouse are areas of lawn, a small vegetable area and a substantial greenhouse. Behind the garage there is an established orchard planted with a variety of fruit trees including apple, pear, plum, peach and quince.The LandThe land is made up of grassland and established woodland. Around 15 acres of the grazing land is fenced into paddocks with water supply. This land is currently used for grazing horses. Further grassland of around 25 acres is used for mowing and sheep. The remainder has been planted with native tree species over the last 18 years and most of these wooded areas are now well established.Equestrian FacilitiesA large airy barn measures approximately 105’ x 45’ and comprises six internal stables with Equimat rubber mats. A smaller stable (9’ x 12’) currently acts as a feed room, with a further stable (16’ x 12’) providing storage. A horse wash bay area has rubber matting, a hot horse shower and solarium, whilst a Portakabin has an alarmed tack room, WC, storage, water, plumbing for washing machine and tumble dryer. There are two shipping containers providing secure storage, adequate space for hay and bedding and parking for a horse box.A fantastic five horse Monarch Equestrian Walker is situated to the rear of the barn. This deluxe facility measures 36’ in diameter.The 60m x 30m arena features 125mm of silica sand and “turf float” plus hair fibre surface from Equestrian Direct and has a high post and rail fence surround. Several arena mirrors are mounted around the perimeter.There are several paddocks with post and rail fences, all with water supplies. The property benefits from its own private access to a vast network of bridle paths making for phenomenal hacking for the leisure rider or for fittening sport horses up long steady hills. There are all weather gallops within 15 minutes hacking, and for the competitive rider there is good road access to leading competition venues such at Vale View, Keysoe and Arena UK.The barn, horse walker, arena and paddocks will be hugely desirable to parties with an equestrian interest.The BusinessThere are two Harlow poultry houses which are currently used for free range egg production, housing 20,400 hens to Lion Code and rspca Freedom Food approved standards. The current egg contract can continue with the purchaser if so desired.The Harlow sheds could have alternative uses; for example one would lend itself to further equestrian stabling. The smaller shed could lend itself to light industrial use, subject to the necessary consents. Both sheds benefit from power and water.EntitlementsThe land is registered for Basic Payment purposes and The Entitlements are included within the sale. These will be transferred to the Purchaser(s), at a cost payable by the Purchaser(s).There are currently 13.99 units, and more may be available. Current Basic Payment is approximately £3,000 per annum. There are two holdings with this property and both are to sell, either separately or as a whole.Additional Land by Separate NegotiationIn addition to the main property, a further 9.74 acres may be available by separate negotiation. This land, known as Goose Pastures, comprises grazing land adjoining the rest of the farm land. Goose Pastures has no Entitlements included in the sale.Sporting & Mineral RightsThe mineral and manorial rights including sporting rights are included in the sale.Wayleaves, Easements & Rights of WayNo wayleaves or easements are known other that a sub-metered water supply to the neighbour, and Western Power electricity cables. There are no public rights of way affecting the holding.Agents NotesBelton Farm is subject to an Agricultural Occupancy requirement. For further information contact the selling agent.Severn Trent Water have a buried water pipe at the top of the property and have a right of access over the property to carry out maintenance.Local InformationRutland is the smallest County in England and without a doubt one of the prettiest. It is a largely rural area dotted with desirable and sought-after villages. The village of Belton in has a public house, a pre-school, village hall and a Secret Garden for the community. Around 10 miles from the farm is Oakham, the county town of Rutland, which has a twice weekly market, several supermarkets and a good selection of independent shops. A train station links to the cities of Leicester and Peterborough. The town of Uppingham is even closer and has a range of amenities including a doctors’ surgery, dentist and plenty of independent shops. There are both state and independent schools in Uppingham and Oakham.For the outdoor enthusiast, Rutland Water is close by where there is walking, bird watching, cycling, fishing and sailing. There is an excellent selection of restaurants in the area; leisure and tourism is one of the key features of Rutland.The larger towns of Stamford and Market Harborough are both within easy reach. Direct trains to London from Market Harborough and Kettering take about 1 hour. East Midlands Airport and Birmingham Airport are both around 1 hour away.Approximate MileagesUppingham 5.0 miles | Oakham 9.4 miles | Market Harborough 14.9 miles | Stamford 16.3 miles

A beautiful stone farmhouse, with enacted planning for a detached cottage, outbuildings and mature gardens, in a prime Rutland village close to Rutland Water.DescriptionOriginally part of the Burley on the Hill estate, Barnett's Farm is an attractive Grade II Listed C17 and Victorian six bedroom farmhouse, at one time one of the largest farms in the area. The stone part of the farmhouse has a traditional Collyweston roof which was re done in 2019.Set back from Church Road with delightful east and south facing gardens of about 0.8 acre backing down to open fields adjacent to the Egleton Nature Reserve at Rutland Water. There is enacted planning for a three bedroom stone cottage and double garage (sul/2006/1260) with full foundations and services already installed on site offering an excellent investment or ancilliary cottage.AccommodationThe front door opens into a through entrance hall with local Clipsham limestone flooring and door to the rear garden and terrace. To the right of the hallway are a large dining and living room running the full width of the property with an attractivemarble fireplace and french windows to an extensive south facing terrace.To the left the hallway passes a good sized room with a jetmaster open fireplace and wood floors currently used as an office and on to a bay fronted sitting room with built in bookcases. There is a large kitchen and adjoining breakfast room with extensive fitted suite and 4 oven Aga both having views over the garden.At first floor there are 4 large double bedrooms – principal with en suite shower room - and a large family bathroom with roll top bath and built in shower.To the second floor there are a further two double bedrooms with a large bathroom.OutsideThe house can be accessed from both the north and south sides. To the south a long gravelled driveway leads down to the garage and stables and to the north accessed via double gates to the side of the house. The lawned gardens with mature trees and flowerbeds to the rear of the property lead down to an orchard giving onto open fields adjacent to the nature reserve. The private gardens offer several areas for entertaining and plenty of space for children to enjoy.LocationEgleton is a picturesque Conservation village adjacent to Rutland Water on the West shore with the nature reserve designated sssi and known for the extensive bird watching facilities and Osprey reintroduction programme. It also offers a large number of courses and activities for children.Egleton is less than 2 miles from the County market town of Oakham with it's well known private schools and twice weekly markets and close to the picturesque market towns of both Uppingham and Stamford with their equally well known private schools. Oakham station has hourly rail services to Birmingham and Stansted Airport via Stamford, Peterborough and Cambridge. The station also has a limited direct service to London St Pancras with nearby Corby, Kettering and Peterborough stations offering frequent fast services to both St Pancras and Kings Cross. The A1 is 9 miles to the east.Beautiful Rutland Water offers many water based and other activities including sailing, windsurfing, kayaking and fishing and has a purpose built cycle track covering 24 miles around it's shores.Square Footage: 3,354 sq ftAcreage:0.8 Acres

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