Vicarage Close, Kirby Muxloe

**EQUESTRIAN PROPERTY (OR SMALL HOLDING) STABLING AND 2.8 ACRES OF LAND**

**Compact equestrian OR small holding *Substantial 4 bed house with a 1 bed annexe **Stabling **All weather arena **Garage **Parking **Gardens

GENERAL
It is rare for a small, compact equestrian property to come to the market in a village location. The property briefly comprises a substantial four bedroomed house with a separate one bedroomed annexe. The accommodation is extremely flexible and whilst the current owners use the annexe as a home office, it would be ideal for a dependant relative or as a source of additional income.

There is approximately 2.8 acres of land to the North of the house with an excellent range of buildings including two stable yards and a floodlit all weather arena.

The property lends itself perfectly for equestrian use or as a small holding.

LOCATION
Kirby Muxloe is a vibrant village located some 6 miles from Leicester City Centre. The village is exceptionally well located for access to the motorway network via junction 21A on the M1 and there is a primary school rated "Good" by Ofsted. There are an excellent range of shops and amenities in the village as well as sports facilities including a golf course.

THE HOUSE
The accommodation is arranged over two floors as follows. Front door opening into reception hall.

RECEPTION HALL
With stairs rising to the first floor. Tiled flooring.

LIVING ROOM 6.02m x 5.28m (19'9" x 17'4")
A delightful room, the focal point of which is the fireplace with coal effect gas fire. Central heating radiator. (L shaped room - second measurement reduces to 10'9').

GARDEN ROOM 4.60m x 4.27m (15'1" x 14')
A beautiful contemporary space that has a full height ceiling with exposed timbers. There is a tiled finish to floor, central heating radiator and French doors opening onto the garden.

BREAKFAST KITCHEN 4.83m max x 4.17m (15'10" max x 13'8")
The kitchen is fitted with a comprehensive range of base and wall units positioned around the range style cooker which has five gas burners, two ovens and a grill. There is plumbing for both a washing machine and dishwasher, breakfast bar and back door to garden. Central heating radiator. PANTRY and door to cloakroom. (Second measurement reduces to 6'6")

CLOAKROOM
Low flush lavatory, wash hand basin.

ON THE FIRST FLOOR
Stairs rise from the reception hall to the landing.

FIRST FLOOR LANDING
Opening off the landing are doors to the bedrooms.

BEDROOM ONE 4.34m x 3.28m (14'3" x 10'9")
A delightful room with field views, a bank of fitted wardrobes. Central heating radiator.

BEDROOM TWO 3.51m x 3.28m (11'6" x 10'9")
Field views. Central heating radiator.

BEDROOM THREE 3.07m x 2.74m (10'1" x 9')
Fitted wardrobe. Central heating radiator and connecting door to the store room.

STORE ROOM 3.89m x 2.36m (12'9" x 7'9")
There is no heating in this room but it does have potential to be used as a connecting bedroom. There are eaves storage cupboards.

BATHROOM
A luxurious fashionable bathroom with a suite comprising a panelled bath with central tap and shower fixture. There is wash hand basin set in vanity unit, shower enclosure, chrome ladder style towel rail and tiling to the floor and walls.

BEDROOM FOUR 3.45m x 2.01m (11'4" x 6'7")
Central heating radiator.

THE ANNEXE
It should be noted that the annexe is separately rated. Door opening into the entrance hall.

ENTRANCE HALL
Tiled floor with door to cloakroom

CLOAKROOM
Low flush lavatory.

SITTING ROOM 3.23m x 2.97m (10'7" x 9'9")
Used by the current owners as a home office. Central heating radiator.

BEDROOM 3.91m x 2.97m (12'10" x 9'9")
Used by the current owners as a home office. Central heating radiator

SHOWER ROOM
Shower enclosure. Cupboard housing the boiler.

KITCHENETTE 2.74m x 2.06m (9' x 6'9")
Fitted base unit with inset sink unit under which there is plumbing for a washing machine. Integrated appliances include a single oven and four ring electric hob.

OUTSIDE
To the front of the property there is a stoned parking opening onto which is the single garage. A double wrought iron gate then leads down to a further stoned area in front of the DOUBLE DETACHED GARAGE.

There is a lovely lawned garden with a patio adjoining the property.

LAND AND STABLING
The land, which has been divided into several paddocks, is fed by mains water troughs and has post and rail fencing. There are an extensive range of buildings including two stable yards.

To the north of the garage there is a field shelter, wash box with water and drainage, a tack room and further storage area.

There is a further stable yard with 8 stables and a small fenced paddock. A concrete, panelled muck heap area completes the facilities.

ARENA 38 x 18 (124'8" x 59'0")
The floodlit arena has been refurbished by the present owners who have upgraded both the drainage system, surface and post and rail fencing.

UPLIFT CLAUSE
Please note there is an overage clause on the land which is 30% for 25 years from 2019 (so 21 years remaining).

We also understand that the land has permission to be used for agricultural and domestic equestrian purposes only.